Most people don’t understand how much might be wrong inside the walls of their home. Many builders miss items necessary to keep you and your family safe from mistakes. With 5 million homes being built between 2020 and 2023, there is a huge need for inspections during the building process. The pre-drywall inspection is just as the name states. It is performed before the drywall (aka Sheetrock) and before insulation is installed in the walls. We inspect the roof, foundation, framing, plumbing, electrical, and HVAC, especially the parts hidden in walls during the final inspection. It can save time and effort to fix any issues before the house is built further.
Framing
Most houses have several places where studs are damaged or bowed and need reinforcement. Placing another stud next to it on load bearing walls is called “sistering.” We inspect to see if the floor/ceiling joists are installed correctly, how the walls are attached to the foundation, bracing, and that the house wrap is attached and completely sealed.
We also inspect the windows and doors. Is the moveable window installed on the proper side? Is the waterproofing correct? Is it sealed with the correct type of sealant? We answer these questions on every inspection.
Electrical
Prior to installing the wires in a house, holes must be drilled for the wires to go through the walls to the switches and receptacles. Per the International Residential Code, holes for wires must be a minimum of 1-1/4 inches from the side of the wall studs. This prevents a drywall screw from piercing the wires. The fix for a hole too close to the edge is a metal nail plate, which covers the area. We usually find 40-55 areas per story in these new houses that already have some nail plates in other areas. In September, we found 140 areas in a one-story house!
Other items we inspect for are the placement of the electrical panel box and its conductors, location of electrical receptacles and switches, and ensuring the ground rod is connected.
Plumbing
The plumbing lines for distribution and drains can be inspected before they are covered with insulation. Without the fixtures being attached to actually run the water, there are still a number of issues that can be seen. We inspect for damaged framing, potential leaks, the proper angle of the drain lines, the location of drains and proximity to walls and other plumbing, shower liner installation, sealant at the foundation and between floors or attic, or if pipes are loose or detached.
HVAC
If the insulation on the liquid coolant line is torn anywhere, the line will drip condensation onto the ceiling drywall and create mold. The most common place is where the line enters from the exterior next to a nail plate. The nail plate has a sharp edge and many workers are not careful during installation. This must be repaired before the drywall is installed or it may never be corrected until it’s too late.
Additional return ducts should not be placed less than 30 inches from a supply duct. The supply air gets sucked back into the return vent before it has a chance to condition the air in the room. We’ve seen this several times and always recommend the ducts are moved before the ceiling is installed.
A recent, unusual, and important find was an area next to a bathroom that had an Air Conditioner duct going from the attic to the first floor on the home. The duct was torn apart where it went through the 2nd floor! By cooling inside the wall, energy would be lost and mold might occur.
These are just a few of the many items we are on the lookout for at Inspections of Texas. Many times the problem arises because one tradesman undoes or damages the work of a different one, such as electricians and plumbers cutting through structural supports. Pre-drywall inspections help the builder to see and correct these mistakes before they are covered. It is easier and cheaper to have these problems repaired before the walls are covered. An ounce of prevention is worth a pound of cure!