In Arizona, Phase Inspections are Important.
An increasing amount of visionary home buyers employ an independent home inspector to perform phase inspections at their new home while under construction. We recommend a Four-Phase Construction Inspection, which includes: Pre-Slab, Framing, Pre-Drywall, and a Final Walk-Through Inspection.
If your project is already underway, we recommend a Two-Phase Inspection, which includes a Pre-Drywall and Final Walk-Through Inspection. Should your budget not allow for a full complement of construction inspections, we suggest (at a minimum) the Pre-Drywall Inspection.
You need an independent inspector to watch over Your new construction project.
- The builder likely has a superintendent overseeing the project and they are overseeing as many as 20 other projects at the same time.
- There are many different subcontractors who will work on your home during the construction phase. Sometimes changes or modifications are made without the benefit of having them reviewed by the builder’s representative, and these changes or modification may create hazardous construction defects.
- Each City or County has the home inspected at different times of the construction however the municipal inspector typically performs 20 inspections per day, spending as little as 15 minutes on your property.
- This allows you to notify the builder of issues when they are easy to correct and it lets them know you are aware of what is going on. Remember the squeaky wheel gets the grease.
- There are many differences between a Code Inspection and a Construction Phase inspection, here is another page with more information
We will spend hours completing a detailed inspection, depending on which phase of construction the house is in!
Our phase inspections identify defects during the construction process–and before defects can be covered and hidden, only to reappear months or even years later, often creating extensive and costly repairs that may not be paid for by the builder.
Not Every home inspector is qualified to do these inspections.
Construction inspections are NOT home inspections and require a much higher level of training then a typical home inspector has. We are not only Certified and experienced home inspectors, but also licensed Residential and Commercial General Contractors.
We not only look at important code issues but also at building performance. The two are not the same.
We have over 20 years of experience in the trades and have been hired by attorneys as well as other contractors to investigate construction issues and assist with developing solutions to those issues or to testify in legal cases.
If other builders hire us, why wouldn’t you?
You Need to notify the builder that You are having an independent inspector check their work.
While you may be buying the home, most of the time, the property belongs to the builder until closing, therefore we need permission to access the site. We always recommend that our clients inform the builder that they will be retaining an independent inspector to complete inspections at different times during the project. Our inspections are timed to occur when the builder would normally have municipal inspections done and are typically not disruptive to the construction process.
Often times the builder will require specific liability insurance of the independent inspector in order to enter the development.
We have all required insurance coverage!
This also allows us to work directly with the builder to make sure they understand exactly what the issues are and the best method to repair it. (Note: The builder is not required to take our advise but like I said before, the squeaky wheel gets the grease)
Construction Inspections Offered:
Four-Phase Construction Inspection
The Four-Phase Construction Inspection includes four separate inspections that are schedule at precise times during the construction process. It is critical that the client and the builder coordinate each of these inspections to ensure that all inspected systems and components will be visible on the day of the inspection and that the inspection does not delay the construction process.
The pre-slab inspection is completed once the foundation has been laid-out and the forms are in place per the approved building plans. Additionally, the trenches for the sewer and water distribution system (if copper) have been dug and the rough plumbing installed and water tested. The pre-slab inspection must be completed prior to covering up the rough plumbing.
The Framing Inspection is completed once the project is “dried-in.” This is when the roof sheathing and tar paper have been installed and, in the case of a tile roof, the tiles have been stacked on the roof. The interior of the project is now protected from the weather and the rough plumbing and electrical can begin. It will typically take a few weeks to two months or more between the pre-slab and framing inspections.
|All Systems or Components Not Reported on in Prior Inspection|
|Foundation and Footings|
|Floor Structure (if applicable)|
|Attachment of Exterior Walls to Foundation|
|Interior and Exterior Wall Structure|
|Chimney and Fireplace Installations (if applicable)|
|Window and Door Installation and Flashing|
|Attachment of Walls to Roof Structure|
The pre-drywall inspection is completed just prior to the installation of the drywall. All rough electrical, plumbing, heating, ventilation, and air conditioning (HVAC) should be completed at this point. All subcontractors’ work will have been checked and follow-up visits completed. This is one of the most critical inspections as, all construction to this point will be covered and will no longer be visible. It will typically take from a few weeks to two months or more between the framing and pre-drywall inspections.
|All Systems and Components Not Reported on in Prior Inspections (if visible)|
|Rough Plumbing – Water Distribution and Sewer|
|Rough Electrical – Main Electrical Panel and Branch Circuits|
|HVAC Installation and Ductwork|
|Fire Stop and Fire Blocking|
|Chimney and Fireplace Installations (if applicable)|
|Attic Ventilation and Insulation|
|Exterior Wall Cladding|
The Final Walk-Through Inspection is a full Certified Home Inspection, and is typically completed just prior to closing. This is a critical time for the builder, and many issues will be addressed in the final days and hours leading up to closing. We encourage you to notify your builder that you have scheduled a Final Walk-Through Inspection by an independent inspector and ensure that all construction work has been finished prior to setting the date for the Final Walk-Through Inspection.