The 10 Most Common New-Build Defects I Find in Vancouver Homes

The 10 Most Common New-Build Defects I Find in Vancouver Homes

Newly constructed homes are exciting — the smell of fresh paint, untouched appliances, clean tiles, and energy-efficient systems. Buyers often assume new means perfect; however, I routinely find defects during inspections in brand-new houses, condos, and duplexes across the Lower Mainland.

Builders work fast, trades overlap, weather delays happen, and final finishing gets rushed. Quality varies drastically depending on who performed the work and what was supervised.

Here are the 10 most common new-construction issues I uncover, why they matter, and what buyers and homeowners should watch for.

1. Poor Exterior Sealing & Incomplete Envelope Protection

One of the biggest risks to BC homes is water. Even tiny gaps allow moisture intrusion — and Vancouver rain will exploit anything.

I frequently find:

   •   Gaps where siding meets trim

   •   Missing sealant around AC line penetrations

   •   Window edges unfinished or under-caulked

   •   Exposed sheathing under metal overhangs

   •   Caulking that has already shrunk or cracked

These openings may not leak immediately, but over time they allow water to wick inside walls where it’s unseen — and that’s when rot, mold, and insulation damage occur.

In BC, envelope protection is everything. A proper seal today prevents costly repairs tomorrow.

2. Unlevel or Sticking Doors & Sliders

New homes often have doors that:

   •   Slide stiffly

   •   Rub on tracks

   •   Sit visibly out of level

   •   Swing open or closed by themselves

This usually comes down to installation adjustments not being finalized. While it seems like a small cosmetic issue, it can indicate frame settlement or poor alignment. In some cases air-pressure imbalance or shims shifting during finishing cause the problem.

Small now — bigger later if ignored.

3. Uneven Tile, Wavy Walls & Unsealed Grout

Bathrooms and showers are waterproofing zones — but only if done correctly.

I routinely see:

   •   Tile walls that bow or wave

   •   Irregular grout lines

   •   Waterproofing not visible behind surfaces

   •   Grout not sealed in new condos

Unsealed grout absorbs water, leading to discoloration, swelling behind tile, and eventual leaks. On multi-level buildings, this can become a strata insurance claim, costing owners thousands.

Tile work should look clean, level, and uniform — imperfections usually signal shortcuts.

4. Roof Deficiencies — Even Brand New

Roofs are expected to last decades, but many new constructions already show weaknesses on day one.

Common findings:

   •   Metal overhangs with open joints

   •   Roof drains servicing only one side of a duplex

   •   Flashing gaps where water can enter the envelope

   •   Debris or lichen growth even on young roofs

   •   Membranes not sealed right at wall transitions

A roof doesn’t fail instantly — problems develop quietly over seasons. A professional inspection before rain exposure becomes reality is cheaper than a leak.

5. HVAC & AC Problems — Missing Data Plates, Mismatched Ages

Brand-new HVAC systems should be clean, labeled, and consistent — yet I often find:

   •   Indoor unit dated 2021 but the outdoor data plate is missing

   •   AC wall penetrations unsealed

   •   Refrigerant lines loosely insulated

   •   Heat pumps installed without clear identification

A missing or removed data plate is a red flag — age and warranty become unknown. Homeowners deserve clarity and equipment documentation.

Heating & cooling systems are expensive. Recording serial/model numbers matters for maintenance, repair, and resale value.

6. Dryer Vent Install Issues — A Fire Hazard in New Homes

Dryer exhaust is one of the most overlooked components.

Issues I commonly report:

   •   Wrong material (plastic or foil instead of metal)

   •   Ducts loosely connected inside ceilings

   •   Excessive bends reducing airflow

   •   Tape used instead of proper clamps

Heat, lint, and restriction create the perfect ignition environment. A 20-minute fix today prevents a fire department visit later.

7. Plumbing Oversights — Small Parts, Big Consequences

Even new homes come with plumbing details that need correction:

   •   Shower diverters difficult to operate

   •   Supply lines not insulated under manufactured homes

   •   Dishwasher drain loop tied incorrectly at an outlet

   •   TPR discharge pipes missing at water tanks

   •   Exterior hose bibs partially corroded in older duplexes

Leaks start small and grow silently behind walls or under floors. Early homeowner education prevents costly cleanup.

8. Deck Drainage, Low Head Clearance & Water Flow Problems

Decks must shed water clearly and safely — not toward the building.

Frequent red flags:

   •   Standing water on membranes

   •   Drain placed too high to function

   •   Chimney runoff pouring into siding

   •   Head clearance too low at patio entrances

   •   Downspouts discharging onto roof levels below

There is a pattern: water always wins. Proper slope and drainage protect framing, beams, siding, and foundation.

9. Electrical Oddities — Surprising What Gets Missed

Electrical work should be clean and safe, but occasionally I find:

   •   Fixtures loosely fitted

   •   Unsecured junction boxes

   •   Paper stuffed into conduit openings

   •   Outlets installed crooked or floating

   •   Panels showing questionable wiring routes

Electrical issues may not fail today — but when they do, failure is sudden, not gradual. Early correction is always safer.

10. Cosmetic Cover-Ups & “Rush-to-Finish” Symptoms

When timelines tighten, details fade.

Typical finishing rush signs:

   •   Over-applied caulking

   •   Patchy paint hiding defects

   •   Trim separated at stress points

   •   Mud left behind drywall corners

   •   Filler used to hide alignment issues

Cosmetics matter, but they often hint at deeper workmanship quality.

A good inspector reads beyond the surface.

In conclusion - New Doesn’t Mean Perfect — It Means Unknown

The Lower Mainland produces beautiful homes — but beauty doesn’t equal flawless construction. Even brand-new builds benefit from a professional inspection to uncover deficiencies early, while builders are still accountable.

If you’re buying new construction in Vancouver, Langley, Surrey, Burnaby, or anywhere in the Lower Mainland:

✔ Inspect early

✔ Document everything

✔ Protect your investment from day one

A new home should start with peace of mind — not unanswered questions.