PRE-DRYWALL INSPECTIONS

PHASE 2, ROUGH-IN, FRAME GROUP DOCUMENTED BEFORE WALLS GO UP

Your only opportunity to inspect framing, electrical, plumbing, and HVAC before walls permanently conceal them. Comprehensive documentation with 2024 IRC and 2023 NEC code, engineer's design and more — delivered within 24 hours.

THE REPORT
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WHAT IS A PRE-DRYWALL INSPECTION?

A pre-drywall inspection (also called a frame group, frame + MEP inspection, or rough-in inspection) is a comprehensive evaluation of a new construction home performed after rough-in work is complete but before insulation and drywall installation begins. The inspection examines structural framing, electrical wiring, plumbing systems, HVAC installation, air sealing, and weather-resistive barrier components while they are still visible and accessible. This is your only opportunity to visually verify these critical systems before they are permanently concealed behind walls and ceilings for the life of your home.

Key Areas of Focus:

  • Framing: Checking for properly framed walls, proper bracing, and structural integrity.
  • Mechanical Systems (MEP): Inspecting electrical wiring (nail guards, outlet locations), plumbing (leaks, pipe securing), and HVAC ductwork.
  • Exterior: Ensuring windows, doors, sheathing and flashing are properly installed to prevent leaks.
  • Air Sealing: Verifying proper installation and checking for air leaks.

Why It Is Essential:

  • Identifies Hidden Defects: Catches issues that are difficult and expensive to fix once covered by drywall.
  • Ensures Quality: Verifies the home meets both code and the builder’s specific plans.
  • Peace of Mind: Provides documentation for you and an independent, professional report to give to the builder for corrections before closing.

It is highly recommended to hire an independent, certified home inspector, as they often identify items missed by municipal and builder's 3rd party inspectors.

WHY IT MATTERS

Pre-drywall inspections are important because defects caught before drywall are simple corrections. The same defects discovered after drywall become expensive repairs requiring demolition, reconstruction, and refinishing.

Common
Deficiencies

Missing joist hanger

Overfilled electrical box

Disconnected AC duct

Header short

Improper WRB flashing

Belly at upstairs drain

Risk If Not
Repaired

Deflection, cracks

Overheating, fire

Inefficient HVAC

Structural damage

Water intrusion

Poor drainage

Repair Before
Drywall

$10 parts, 10 minutes

$15 parts, 20 minutes

5 minutes, tape, mastic

$100 materials, 4 hrs 

Tape + 5 minutes

10 minutes

Repair After Drywall
Has Been Installed

$500–$1,500 (access + repair + finish)

$400–$1000 (cut, add, patch, paint)

$400–$2,000 (locate + access + repair)

$800–$1,500 (materials, labor, finish)

$500 - $2,000 (repair, retape, finish)

$1,500–$4,000 (ceiling demo + repair)

A $1,000 inspection can prevent $10,000+ in post-construction repairs.

 

WHAT'S INCLUDED

Every pre-drywall inspection is thorough, documented, and referenced to current building codes and manufacturer specifications. Here is an example of the sections you can expect to see in my pre-drywall reports as well as common issues found. 

Hold down spalling found during pre-drywall inspection in Austin

1

Exterior

Evaluation of the Weather-Resistive Barrier (WRB), flashing, foundation and sheathing for compliance with the 2024 IRC code and general performance.

  • Spalling at holddowns
  • Flashing missing
  • Sheathing improperly installed

2

Shear walls/Portal frames

The shear walls and portal frames are the structural bones of the house and must be installed in accordance to the plans and/or the 2024 International Residential Code. 

  • Missing studs
  • Bolts missing at shear walls
  • Installation doesn't match plans
Needs king studs at portal frame found during pre-drywall inspection in Austin
Post not fastened found during pre-drywall inspection in Austin

3

Sill plates/Anchorage

Where the walls meet the foundation is its own section and is inspected to the requirements of the 2024 IRC code and the engineer's design drawings if present.

  • Overhanging plates
  • Missing anchors
  • 2nd floor plate missing nails

4

Air sealing/Insulation

Air sealing and insulation are the building blocks of building science because they work to control air and humidity movement into the home. The inspection report references the 2024 IRC and IECC code. 

  • Gaps in the air barrier
  • Missing sealant at wall to ceiling transition
  • Damaged air barrier at attic
Air sealant missing at the box found during pre-drywall inspection in Austin
Ceiling beam missing support found during pre-drywall inspection in Austin

5

Ceiling/Floor structure

The ceiing and floor structure include the second story joists, stairs, balconies and decks, inspected to the 2024 IRC and design drawings if available.  

  • Insufficient support
  • Ijoists improperly installed
  • Damaged floor trusses

6

Walls

Walls start at the bottom sill and end at the top plate. The wall section includes windows/doors and fireblocking per the 2024 IRC code.

  • Overspaced studs
  • Insufficient fastening 
  • Fireblocking missing
Overspaced studs found during pre-drywall inspection in Austin
Missing nails found during pre-drywall inspection in Austin

7

Roof structure

Rafters, roof trusses, and sheathing are inspected for deficiencies per the 2024 IRC code and for performance defects. 

  • Insufficient fasteners
  • Damaged framing
  • Improper load path

8

Electrical system

The 2023 NEC is the governing code adopted by the state of Texas for the installation of electirical systems in a home. There are multiple issues that can be found inspecting the electrical system.

  • Overfilled boxes
  • Improperly placed outlets
  • Damaged sheathing
Overfilled electrical box found during pre-drywall inspection in Austin
Kinked exhaust vent found during pre-drywall inspection in Austin

9

HVAC system

The heating, venting, and air conditioning system is crucial for comfort of the occupants. Typically the air handler and condensing units are not yet installed but the ducts are. 

  • Damaged ducts
  • Improper clearances
  • Overextended ducts

10

Plumbing system

Plumbing is not just the water supply and the drains, but also the gas lines as well. Understanding not only the 2024 IRC but also the manufacturer's installation instructions is key. 

  • Improper drain slope
  • Gas in contact with wires
  • Uninsulated supply lines
CSST in contact with wire found during pre-drywall inspection in Austin
Foundation crack found during pre-drywall inspection in Austin

11

Foundation

The slab and footings are the key to the entire structure. There is not much to inspect as the reinforcement is covered, but the accessible areas are looked over for future problems that may arise. 

  • Slab cracks
  • Honeycombing
  • Exposed tendon ends

12

360-degree photos

Documentation of the structure before the walls go up is important for future work or repairs. 360 photos of the major rooms is included at the bottom of the report. 

Pre-drywall inspections Austin

DO YOU LOOK AT THE PLANS?

Yes. At Constructiva Realty Inspections, I thoroughly review structural plans (when available) every pre-drywall inspection in Austin and Central Texas. When plans are present on site, I examine:

  • Lateral bracing and shear wall pages – verifying wal bracing locations, hold-down anchor placement, and load path continuity per IRC requirements
  • Ceiling and floor framing plans – confirming joist sizing, spans, header requirements, and proper bearing conditions
  • Roof structure plans – checking point load placement, ventilation, and framing connection details

Why Structural Plan Review Is Critical for New Construction Inspections

Structural plans are the engineer-stamped blueprint for what should be built. Without reviewing them, a pre-drywall inspector is limited to identifying obvious framing defects or basic building code violations. With structural plans, I can help with verification that the actual framing more closely matches the engineer's design specifications such as ensuring shear walls have correct nailing schedules, headers are properly sized for load requirements, and critical structural elements haven't been omitted or incorrectly substituted.

Plan review transforms a pre-drywall inspection from a visual walkthrough into structural compliance verification
This catches discrepancies before drywall installation, when corrections are straightforward and cost-effective. After walls are closed, these structural issues become expensive to remedy or remain permanently hidden and compromise the building's integrity.

Why Choose an Inspector Who Reviews Plans

Hiring a construction inspector who reviews structural plans means you're receiving more comprehensive verification, not just a surface-level assessment. You get documentation that your new construction home is being built according to the structural engineer's specifications and adopted building codes and not just "close enough."

For new home buyers and builders around the Austin area, Round Rock, Leander, Georgetown, Kyle, Buda, Pflugerville, and Dripping Springs
This level of detail matters for structural integrity, safety, and long-term property value.

PRE-DRYWALL INSPECTION FAQ

Answers to the questions homebuyers ask most often about pre-drywall inspections.

What is a pre-drywall inspection?
A pre-drywall inspection is a comprehensive evaluation of a new construction home's structural framing, electrical wiring, plumbing, HVAC systems, air sealing, fire blocking, and weather-resistive barrier performed after rough-in work is complete but before drywall installation begins. This is your only opportunity to visually inspect and document these critical systems before they are permanently concealed behind wall and ceiling coverings. The inspection helps to verify compliance with the engineer's design drawings, the 2024 International Residential Code (IRC), 2023 National Electrical Code (NEC), and manufacturer installation requirements.
When should I schedule a pre-drywall inspection?
Schedule your pre-drywall inspection after all rough-in work is complete—including framing, electrical, plumbing, HVAC, and insulation—but before insulation and siding/masonry installation begins. Most builders provide 3 - 7 days notice before installing insulation. Contact your builder to request notification when rough-ins pass municipal inspection, then schedule your third-party inspection immediately. I cannot guarantee availability so prompt scheduling is essential.
How much does a pre-drywall inspection cost in Austin?
Most inspectors offer a visual assessment only and charge between $350 to $600. A Constructiva pre-drywall inspection is much more in-depth and costs range from about $800 to $1,200 depending on home size. Larger homes over 6,000 square feet cost more. This investment is minimal compared to the cost of opening finished walls to repair concealed defects—which can run $5,000 to $20,000 or more. You can find current pricing on our pricing page.
What's the difference between a municipal inspection and a third-party pre-drywall inspection?
Municipal inspections verify minimum code compliance and are performed by city inspectors with limited time per house—often 5-20 minutes. Third-party pre-drywall inspections are comprehensive evaluations lasting 2-4 hours, performed by an inspector working exclusively for you. Third-party inspections go beyond minimum code to evaluate installation quality, manufacturer specifications, plans (if available) and industry best practices. They also include detailed photo documentation and written reports you can use for builder negotiations. Municipal inspections provide no documentation to homeowners.
What's the difference between you and the builder's third-party pre-drywall inspection?
Simple: I work for you, not the builder. The builder's third-party inspector is hired by the builder to verify minimum code compliance for their building permit. Their report goes to the builder and maybe the municipality, but not to you. Their primary concern is whether the framing passes code so construction can continue. As your independent new construction inspector, my job is different: I work exclusively for you. My loyalty is to the buyer, not the builder or their schedule. I inspect beyond minimum code identifying workmanship issues, potential defects, and items that meet code but may cause future problems. You receive the full report with complete documentation with photos you can reference for future use. I advocate for your interests if there is a conflict that may arise between the builder and the report I've provided. No conflicts of interest because I'm not approved, referred, or influenced by the builder.
Will the builder fix issues found in my pre-drywall inspection?
Reputable builders are usually pretty good at correcting code violations and installation deficiencies identified in pre-drywall inspections. A professional inspection report with specific code references and photo documentation makes this straightforward so that builders can direct their subcontractors to exact locations and understand exactly what needs correction. Some builders initially resist third-party inspections but most come to appreciate the quality control. If a builder refuses reasonable corrections, the documented report provides leverage and, if necessary, evidence for warranty claims or legal action.
Is a pre-drywall inspection worth it?
Pre-drywall inspection is one of the highest-value investments in new construction. For $800 - $1,200, you get documentation of systems that will be hidden for the life of your home. Repairs at this stage cost the builder minutes to hours of labor. The same repairs after drywall require cutting open walls, making repairs, then patching, texturing, and repainting—often $5,000 - $20,000+ depending on scope. Pre-drywall inspection also establishes documentation if problems emerge later, protecting your warranty rights and providing evidence if disputes arise.
What codes apply to new construction in Texas?
New construction in Texas follows the 2023 National Electrical Code (NEC) for electrical installations but the structural, plumbing, and mechanical systems are follow the International Residential Code (IRC) whose adopted version will vary depending on the municipality. For example, Austin has adopted the 2024 IRC, however many surrounding towns are on the 2021. Texas also requires compliance with the International Energy Conservation Code (IECC) for insulation and energy efficiency. Local jurisdictions may adopt amendments. For example, Austin has specific requirements for ADA and WUIC compliance construction.
Do you offer bilingual inspection services?
Yes. Constructiva Realty Inspections provides verbal bilingual services in English and Spanish. This includes on-site inspection communication, phone consultations, and builder discussions, however the report will be in English for legal reasons. Ofrecemos servicios de inspección en inglés y español.

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