Inspection of the building shell before the application of drywall, enables us to examine the detail of the structure. Elements inspected include framework, support beams, electrical and plumbing rough out and roof venting to mention a few. Where deficiencies are noted, a written report will be provided. Common deficiencies include unsecured walls, defective lumber, improper structural load path, improperly nailed wall sheathing or siding, missing flashings, inadequately secured or altered trusses, improperly installed components, inadequately sealed windows, missing roof vents and pinched electrical wires due to the framework.
Re-inspection of frame inspection is recommended before drywall application.
Let the builder know at the outset that you will be getting a construction inspection. You may hear (from the builder or others) that this is unnecessary, that city inspections will be done, that this is an unusual step, etc. Stand your ground on the inspection decision. After you have let the builder know that you will be getting an inspection, send an email or written note clarifying when your inspections will be done. Make it clear that you will need to have the utilities connected for your final inspection. Allow enough time after the final inspection for corrections to be made before closing. Check with your inspector about which inspections he recommends. The three that come to mind the foundation, pre-sheetrock, and final inspection. Schedule your New Home Inspection Phoenix Today!
1. Foundation Inspection
With some complicated foundations, you should have your engineer review the construction as it progresses. Usually, city inspectors do a layout inspection, making sure the foundation does not overlap building lines. Ask for a copy of the “forms survey”, if the builder has one. If a forms survey has not been done, carefully measure from the property lines. If there is some doubt about whether the structure encroaches over building lines, have a survey done before proceeding. In addition to the layout, your engineer should check the steel content, depth of footings, post tension cables, and other parts of the foundation.
2. Pre-Sheetrock Inspection
Most builders invite the homeowner to do a walk through after framing, HVAC and plumbing rough-in, and electrical wiring are complete. This is a good time to look at your outlet locations and window and door placements. Make sure that any changes in the plans have been picked up and made by the subcontractors.
While you check for layout items, your home inspector can look closely at the construction. His report might include broken plumbing lines, improper flashing, cut or bowed studs, inadequate bracing, beams that over-span their strength, AC ducts that are crushed, etc. These items are easy to correct at this point before sheetrock and finish materials are installed.
It is not realistic to expect the construction to check out perfectly. Every builder in every price range will have some items to correct, both from the city and the third party inspector. Let your builder know that you will provide him with the report immediately so that he can address the items before the walls are closed up. Schedule your New Home Inspection Phoenix Today!
3. Final Inspection
You will need to have all the utilities on in order to complete this inspection. Normally, the builder requests a “walk-thru” inspection with you when the house is substantially complete. If utilities are on, you could schedule your inspector at this time. You can focus on paint and touch up items, while your inspector conducts a more thorough inspection, checking for leaks, non-functional outlets, final grading of the lot, flashing problems, appliance operation, voids in the mortar, etc.