Why Pre-Drywall Inspections Are A No-Brainer!

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.

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!

Home Inspections – Why It’s Not A Good Idea to Leave Your Home’s Health in One Person’s Hands!

By Heather Rose

You’ve found the home of your dreams, placed an offer (potentially competing with several other offers) and your offer is accepted. Congratulations! But, the buck doesn’t stop there! One question I often receive, especially when buyers are purchasing new construction is, “do I need a home inspection?”

If you were thinking about not getting a home inspection – you should think again. If you were thinking of getting a home inspection, that’s great! However, you may want to expand the inspection process to include multiple professionals – and here’s why.

Home inspectors are hired to observe and report – kind of like the mall cop. This is not meant to downplay home inspectors as they have a very significant and important role. But, a common misconception is that they are proficient in all areas; However, it’s important to know that they are not specialists in any single area. They do have an in-depth list that they work from to ensure that all major systems are inspected and deemed operational, but they are often unable to diagnose problems.

When it comes to inspecting for mold, or identifying problems that could lead to mold in the future, some inspectors can be remiss in recognizing these pitfalls. This is where I like to advise my clients to employ a team of professionals who will look out for their best interests to provide greater reassurance. Of course, no home will ever be 100% perfect and you will be sorely disappointed if you have that expectation. But awakening yourself to potential “money pit” problems will save you a lot of hassle and quite possibly your health and sanity!

So, back to that team of professionals! I recommend a separate HVAC inspection – exploring all components for mechanical function and sizing, as well as hidden mold growth – which can be often lurking in the evaporator coils. Fortunately, this can be corrected, but only if it’s discovered first! Drain or condensate pans should also be checked because they can become reservoirs for mold and bacteria if not installed and maintained properly. These pans are designed to remove water produced by cooling hot air from the ventilation system. If the pans do not drain, or are not cleaned frequently, they may allow water to enter the HVAC system and contaminate the ventilation ducts in the building. 

Next, if the home is built on a crawlspace, this is an area that deserves extra attention. Some crawlspaces are conditioned, some are partially or fully encapsulated and some are none of the above. Inspectors will observe crawlspaces, but having a secondary look by a certified professional could save you big. Does the crawlspace contain fiberglass batting insulation on the underside of the subfloor? Often times if proper means aren’t taken to reduce humidity in a crawlspace, this material harbors mold and moisture. Also, areas that contain plumbing sources (like toilets, bathtubs, showers and sinks) should also be closely inspected. A professional that is certified in this area can also test for radon, an independent inspection that I always recommend because TN contains a lot of rock, as well as inspecting the current vapor barrier to ensure it will damper soil gases from entering the living space. There is much more, but these are great places to start.

A certified home energy professional or environmental hygienist also has tools to detect a leaky home, which can also lead to indoor humidity. Spray foam insulation can sometimes exacerbate these problems, so again, a good idea to take it a step further.

Finally, there are other areas that may warrant independent inspections, such as roofs, pools, irrigation and more. Work with your home inspector and Realtor to ensure you are spending your investment on a healthy home!