Phased Home Inspections

New construction home building phase inspections require close coordination with the builder. We need to have open communication with the building site supervisor in particular, so we know when the optimum time is to go to the site for each stage. For instance, in the pre-drywall stage, this enables us to discover errors/deficiencies before they are covered by the drywall.

Many new home buyers gain peace of mind by having the home inspected throughout construction.

Phase 1 - Foundation Inspection: These steps require us to go to the site at least 3 times. The fees will be $320.00 total for these phase 1 inspections and the report. We review the following:

· Digging the foundation footer, checking re-bar in the footers, checking plumbing installation, and checking foundation after it’s poured. Only one report will be compiled for this stage. 

· After the walls have been erected, we check that the wall re-bar has been tied properly to the footer rebar. 

· The block walls are raised, but the concrete has not been poured for the wall.

· Check concrete pour and tie downs that have been installed.

Phase 2 - Framing and Mechanical/Pre-drywall Inspection: roof & wall framing is complete, the plumbing, electrical and air conditioning are roughed in. Once the rough-in for the electrical, plumbing, heating & air conditioning equipment are in place and the interior, exterior framed walls are complete, the roof sheathing and roofing material are in place, the structure is basically secure from water intrusion. The fee for this inspection/report is $250.00. This inspection is done prior to the installation of insulation and drywall. 

These items must be identified at this stage of construction if they are to be more easily remedied. Once drywall insulation is installed, these defects may never be discovered unless a problem arises. If found in the future, it is typically due to problems created by the initial oversight. After the sheetrock has been installed, the defect is much more costly to remedy and creates inconveniences for the homeowner.

Phase 3 - Drywall installation. Checking installation, nail/screw patterns are correct, etc. Basically, looking for issues. If the windows are installed, so we check these as well. The fee for this inspection/report is $250.00.

Phase 4 is the final inspection - The home should be complete, including cleaning so we can properly assess finishes. Our inspection is conducted typically prior to the walk-thru, but when the builder advises that the house is done and there are no workers present. You are provided with a full home inspection report in addition to a ‘punch list’ of any issues discovered, including issues with finishes. The fee is based on the square footage under roof. This includes the under-air space as well as the garage, lanai or pool enclosure, attic and exterior where under roof. Items inspected include:

Structural Systems:

1. Foundation (Including Driveway if completed)
2. Grading and Drainage
3. Roof Covering Materials
4. Roof Structures and Attics
5. Walls
6. Ceilings and Floors
7. Doors (Interior and Exterior)
8. Windows
9. Stairways
10. Fireplaces and Chimneys
11. Porches, Balconies, Decks, and Carports
12. Other

Electrical Services

1. Service Entrance Panels
2. Branch Circuits, Connected Devices and Fixtures
3. AFCI/GFCI protection

Heating, Ventilation and Air Conditioning Systems

1. Heating Equipment
2. Cooling Equipment
3. Duct Systems, Chases and Vents
4. Differentials

Plumbing Systems

1. Plumbing Supply, Distribution Systems and Fixtures
2. Drains, Wastes and Vents
3. Water Heating Equipment

Appliances

1. Dishwashers
2. Food Waste Disposers
3. Range Hood and Exhaust Systems
4. Ranges, Cooktops and Ovens
5. Microwave Ovens
6. Mechanical Exhaust Vents and Bathroom Heaters
7. Garage Door Operators
8. Dryer Exhaust Systems
9. Other

Optional Systems

Landscape Irrigation (Sprinkler) Systems: we do not inspect sprinkler systems. It will be included in the report if an obvious issue is discovered