By Heather Rose
When representing clients purchasing new construction, I always recommend a pre-drywall inspection. This is one way to ensure that a house is built according to its specifications. “Pre-drywall” refers to a phase during the homebuilding process just after the installation of certain elements – such as the doors, windows, foundation, flooring, wall and roof components, plumbing and electrical rough-in – and right before the drywall is hung. This in-progress or construction-phase inspection is useful because drywall can obscure some aspects of the interior and make identifying or fixing any problems both difficult and expensive, once the new home is completely finished. A pre-drywall inspection can be performed after the insulation is installed, which is convenient because it allows the home inspector to determine whether it was done properly. However, the insulation may conceal some components in much of the same way that drywall does.
During a pre-drywall walk-through, the areas of the house that you can request for the home inspector to check include the foundation and floor system, the roof system, wall system, plumbing and electrical systems, HVAC, exterior wall covering and the interior.
The American Society of Home Inspectors (ASHI) has a Standard of Practice for conducting residential pre-drywall inspections, and special attention may be given to:
electrical wiring and junction box placement;
framing;
foundation slabs, walls and drains;
footings;
notching of floor joists;
firestop material;
pier pads;
crawlspace;
retaining walls;
plumbing pipe placement;
waterproofing;
flashing for windows and doors;
wall studs;
any missing metal clips; and
the placement of HVAC air ducts and registers.
Another item of relevance is that inspecting during this phase provides good opportunity and good visibility of any and all wood that may contain microbial growth. If your inspector observes this, you can then defer to a remediation specialist to clear up the problem before the insulation and drywall is hung.
It’s also a good idea at this time to familiarize yourself with building codes in your area. Codes vary from county to county and some areas don’t have the same minimum requirements as others. And we all know that the minimum requirements aren’t always the most efficient. For example, when I purchased my spec home in Franklin in 2019, blower door testing was not required. The builder used open and closed-cell spray foam insulation, which is great for efficiency, but it makes a home tighter. However, after living in the home for a short time and experiencing some indoor air quality issues, we had blower door testing ,which revealed a sub-optimal number of air exchanges per hour - leading to stagnant, stale air. We corrected this with a fresh air ventilation system. Work with a company that’s up-to-date on what the latest codes are and that will advise you of necessary steps beyond the minimal codes requirements. This could lead to a more comfortable and better functioning home and save you money and hassle on the front end.
Through years of selling real estate and through my own personal struggles, a pre-drywall inspection is a no-brainer! It’s extra insurance toward protecting your investment and your health!
Download a sample pre-drywall inspection report from one of The Holistic Realtor’s trusted inspection partners…
