NEW CONSTRUCTION/PHASE
INSPECTIONS
BUILDING A HOUSE, WHY DO I NEED A
PHASE INSPECTION?
A new home inspection, also known as new construction or phase inspection, is an invaluable service for any new home buyer. Buyers should seek a reliable third-party opinion regarding the quality and installation practices being utilized on their new home during the building process.
The new home construction process can be an unexpectedly overwhelming experience for anyone. Having a professional new construction inspector to help guide you through the home building process will absolutely bring value to your future purchase. You may wonder why you need an inspection on a new construction home that is supposed to come with warranties and assurance. However, you might be surprised at how many issues can be found by an unbiased outside inspector. Low-quality building material, incorrectly installed roofing or insulation, and open junction boxes are just some of the things that can be missed.
Although many builders are great about completing repair work discovered within your first few months of living there, some are the opposite. After you close, they are no longer interested in what needs to be fixed and your name is put at the bottom of a long list.
With a new construction inspector helping you throughout the building process, these issues will be found immediately and fixed before closing.
There are three opportunities during the building cycle when it is recommended to have your third-party inspector evaluate and report on the workmanship and construction of your new home. The standard 3-phase, new construction inspection process is utilized to ensure that major defects within your home are not covered up. Knowing that your new home is being constructed in accordance with the International Residential Code (IRC) and is in total compliance with all state-mandated regulations, will ensure your peace of mind.
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TYPES OF PHASE INSPECTIONS
Foundation pre-pour inspections are performed within 24-48 hours before the concrete is poured for the foundation. The inspector will check the vapor barriers, the form boards, rebar, rebar elevators, and any penetrations for proper barriers. The inspector will also check for foreign objects anywhere the concrete will go that could leave a void after deterioration. Any foundation problems that are found will be quickly addressed. Finished grade around the foundation is also checked to verify adequate site drainage.
The best time for the foundation inspection is typically two days prior to the actual pour day. This will ensure that the foundation is ready to inspect, as well as give the builder sufficient time to make any and all needed corrections or postpone the pour day.
The second visit occurs after framing is completed, the electrical wiring has been run, and the plumbing lines have been placed. This should occur before beginning drywall and exterior finishes. The inspector then looks for proper attachments to the foundation, electrical wiring and termination, plumbing setups, any disconnected plumbing, nailing plates where required, and proper window operation. They will also observe the ducts for damage or disconnection, ensure fasteners are in all holes at the joist hangers, verify that framing of the structure was completed to code, check that flashing is placed around windows and other penetrations, and that the exterior sheathing is sealed to create a water-resistive barrier. The roof will not be inspected during this phase as it may not be finished. However, the inspector will check for obvious points of water entry.
The final inspection occurs a few days before your scheduled walk-through with your builder. Also known as the comprehensive new home inspection, this final inspection satisfies the Standard of Practice as outlined by the Texas Real Estate Commission (TREC). Your final inspection will focus on structural, operational, mechanical, plumbing, and safety issues. At this time, the inspector will operate all appliances and fixtures, check all outlets and lights, run the heating and air, ensure proper sealant in all necessary areas, make sure windows and doors are opening/closing properly, and complete all other aspects of a general home inspection. The inspector will walk the roof if it is safe to do so and run the sprinklers, if able.
GreenWorks Phase 3 inspections includes a complimentary infrared (thermal imaging) inspection.
Most builders provide you with a one year warranty after residing in your new construction home. It is crucial to have your house inspected by the 11th month of the warranty to provide you time to address any issues with your home builder. Houses are pretty good at keeping secrets and may go undetected until something goes wrong or is inspected. A GreenWorks home warranty inspection will provide you with a full comprehensive report so you can hand that over to the builder for repairs before your builder's warranty runs out.
Having the knowledge and 3rd party expertise on how to hold builders accountable is never a bad thing.