Phased Inspections for new construction

What are the Phases for New Construction?

Phase 1- Pre-pour / Pre-foundation

Before pouring the foundation slab, the inspector will look at the site prep, footings, rebar, conduit, drainage and plumbing rough-ins. This inspection is meant to make sure hte foundation will be built correctly before the concrete can hide any deficiencies.

Phase 2 - Framing / Pre-Drywall - Framing is done, electric and plumbing rough-in, HVAC duct work are in place - but before they are all covered by insulation and drywall, This is the only time all this work can be examined for proper installation and material AND can be easily repaired if a problem is found.

Phase 3 - Final - pre-closing - When the home is mostly complete, the inspector can do a full system check similar to a regular home inspection. Plumbing, electrical, HVAC, appliances will all be checked for proper operation. Site grading, drainage, exterior siding and other components will be checked as well as doors and windows properly opening and closing. This inspection would not take the place of the homeowner's walk-through with the builder before closing, but can offer a "punch list" of concerns for the builder.

Phase 4 - 11-Month warranty inspection - This is optional. You've now lived in the home for some time, and may have noticed issues that came up as the house is now 'lived-in". The inspector will perform another full inspection, similar to a regular home inspection, looking to uncover any issues related to the original build. You'll still have time to request repairs from the original builder under their warranty before it expires.

When should I schedule the phased inspections?

Phased inspections should be mentioned to the builder even before construction starts. The builder's timeline should be shared with the inspector so that they can pencil in tentative dates for scheduling.

Include contingencies in your purchase contract to cover inspections

For custom-built homes, include a clause that guarantees access for 3rd party inspections.
For developments or "spec homes", your contract can be written to specify when inspections are allowed.
Review these contracts with your agent - NOT the Builder's agent - before signing.

Use Inspection findings to request repairs or holdbacks

Start with the facts - Reference specific items in the inspection report and share photos.
-Keep everything in writing. Follow up verbal discussions with a quick email recap.
-Prioritize major issues - Focus on Safety, structural, or code-related concerns.
Ask for - AND expect - realistic timelines. Most builders will need time to review and repair issues
Stay Professional. Avoid emotional language or placing blame. Approach your builder as your partner on a project.
Request confirmation. Once repairs are complete, ask for photos or documentation showing the repair, or schedule a short walk-through to verify it in person.