Builder’s are notoriously behind schedule, especially when phase inspections are not scheduled.
Every new construction home buyer needs their own private inspector that is working on their behalf and in their best interest.
The process of inspecting new homes during the various stages or phases of construction is often referred to a 3-phase inspection. Imperial Pro Inspection makes it our duty to provide invaluable quality control documentation throughout the construction of your new home. The new home construction process can be an overwhelming process for anyone. Having a qualified realtor and a professional home inspector like Imperial Pro to help guide you through the home building process can bring a calming piece of mind to your big investment along with much needed builder quality assurance.
Does Every New Build Need Phase Inspections?
Yes. Some builders will tell you that you do need to hire your own inspector because they have their own 3rd party inspection company that provides quality assurance and a city or county inspector will also inspector the work.
The 3rd party inspector that’s hired by the builder is hired by the builder. Most wont bite the hand that feeds them. The government inspector works for the government and these inspectors are generally looking for code violations only. Every new construction home buyer needs their own private inspector that is working on their behalf and in their best interest.
Let your builder know in advance that you will have your own third-party inspector conducting independent phase inspections on your behalf. This will politely put the builder on notice, which will improve their attention to detail from the start. It will also push your builder to be more accurate with their completion timelines. Builder’s are notoriously always running behind schedule, especially when phase inspections are not scheduled.
Phase 1: Pre-Pour Foundation Inspection
The phase 1 inspection is performed before the concrete is poured this is the last chance to inspect the overall quality of work before the concrete is poured over the excavated beams, reinforcing bars, plumbing, & post-tensioned cable system. We utilize our high precision ZIPLEVEL altimeter to measure foundation elevations of the surrounding form board to help ensure that the foundation will be poured closer to level.
When to Schedule the Phase 1 Inspection
Typically pre-pour inspections are scheduled roughly two days prior to the actual pour. Sometimes it takes time for the builder to coordinate with concrete contractors and other times the foundation is poured before the buyer has been notified. It’s important to get your inspector on site as soon as the foundation is ready to pour.
Ask the builder when their 3rd Party quality assurance inspector or city inspector is scheduled to inspect the foundation. This will give the buyer a timeline to hold the builder to and give the buyer a better idea when to schedule their private inspector. If it’s ready for builder’s inspector, then it should be ready for the buyer’s inspector.
Usually the inspection report is delivered the same day, but sometimes it can be delivered as late as the following day depending on the inspector’s workload and findings. The builder should plan on this lag time and not pour until the inspection report has been received and any and all needed corrections made, or postpone the pour. Additionally, the buyer may wish to pay the inspector to re-inspect the repairs prior to pour day.
Phase 2: Pre-Drywall Framing Inspection
The phase 2 inspection is performed when the structure has reached the stage when drywall and insulation are ready to be installed. This phase of the inspection focuses on structural, plumbing, electrical, and HVAC systems. Mechanical contractors are known to alter or even remove major structural systems during the construction of homes. This is the last chance to identify any issues that will be covered with drywall.
When to Schedule the Phase 2 Inspection
The best time to schedule the framing inspection will typically coincide with your builder’s framing walk-through. This is the portion of the building cycle where builders try and ensure that all of the agreed upon design criteria has been properly built into the home, and that your questions and concerns have been met. This also happens to be in-line with the building officials required inspection, and when your builder, if applicable, will have their own inspector review the home. When we are the last to inspect the property it ensures that all of the typical defects that tend to congest our report have previously been identified and corrected.
Generally the phase 2 inspection report is delivered the following day. The builder should plan on this lag time and hang drywall until the inspection report has been received and any and all needed corrections made. Additionally, the buyer may wish to pay the inspector to re-inspect the repairs.
Phase 3: Final Inspection
The third and final phase of the new construction process is conducted when the home is substantially complete, generally around the time the builder is prepared to do a final walk-through with the home buyer. This should be done after all trades have finished their work inside your home and all appliances are installed. At this point we will provide you a detailed final inspection report based on the Standards of Practice established by the Texas Real Estate Commission (TREC).
Imperial Pro utilizes the next generation of home inspection reporting software to deliver high quality final inspection reports within 24 hours or less, depending on findings. We provide one of the best-looking, easiest-to-read reports in the industry.
Phase 4: Builder’s Warranty Inspection
Generally the warranty inspection is not considered a part of the 3 phase process, but we emphasis the importance of the warranty inspection by referring to it as phase 4. The one-year or two-year warranty expiration marks the final opportunity to identify, document, and inform your builder of items that need repair or adjustment. Imperial Pro Inspection specializes in working with buyers of new homes whose one-year warranty is coming to an end. Our detailed and thorough inspections can reveal items that have become safety hazards or are not performing their intended function.
When to Schedule the Phase 4 Inspection
Educated homeowners stand a better chance of getting the builder to correct those items that need repair which is why 1-Year Builder Warranty Inspections are so important. We recommend scheduling your home warranty inspection at the beginning of the 11th month. This will give you the time you need to coordinate and discuss our professional report with your new home warranty provider. Waiting until the last minute can force home buyers into a disadvantaged negotiating position.
Houston Area New Construction Inspections
Imperial Pro’s affordable new construction phase inspections is one of our most utilized service that realtors and new home buyers need the most. Imperial Pro offers our clients the value of our unbiased industry-leading inspections that our clients trust. Schedule your new construction inspection today. #lovewhereyoulive