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. Prompt scheduling is essential as availability cannot be guaranteed.

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.

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?

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. As your independent new construction inspector, I work exclusively for you with loyalty 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 and photos for future use. I advocate for your interests if conflicts arise, with no conflicts of interest since 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 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.

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.

RESALE INSPECTIONS
+ ADDITIONAL SERVICES

RESALE
INSPECTIONS

0 - 1999 sqft: $1834
2000 - 2999 sqft: $1998
3000 - 3999 sqft: $2162
4000 - 4999 sqft: $2326
5000 - 5999 sqft: $2490
6000 - 6999 sqft: $2654
7000 - 7999 sqft: $2818
8000 - 8999 sqft: $3082
9000 - 9999 sqft: $3246
Larger than 10,000 sqft: Contact me

RESALE INSPECTION
REPORT INCLUDES:

Inspection beyond the TREC standards of practice
Testing with specialized equipment as needed
Thermal image scan
Use of Zip level to aid with foundation inspection

Note: Keep in mind I am usually booked out 7 - 14 days in advance with new construction so I may not have time inspect within the option period.

ADDITIONAL
SERVICES

Single system (e.g., roof, AC): $400

Irrigation (up to 10 zones): $150*

Climate Risk Assessment: $19

Repair estimate: $49

Foundation elevation map: $299*

Termite/WDI report: $149/4k sqft

48hr Radon test report: $149

Septic system: $249*

Separate garage/structure: $299*

Crawlspace: $149

Commercial: $ Contact for quote

Multifamily: $299 per unit

Reinspection: $ half the original inspection

3rd party wallboard/framing: Starting at $400

Consulation / Litigation inspections:
Contact for pricing sheet

*Prices are with paid inspection. Contact me for pricing without full, paid inspection.

NEW CONSTRUCTION
CODE INSPECTIONS

PRE-POUR FOUNDATION
INSPECTIONS

0 - 1999 sqft: $774
2000 - 2999 sqft: $867
3000 - 3999 sqft: $958
4000 - 4999 sqft: $1049
5000 - 5999 sqft: $1141
6000 - 6999 sqft: $1233
7000 - 7999 sqft: $1325
8000 - 8999 sqft: $1417
9000 - 9999 sqft: $1509
Larger than 10,000 sqft: Contact me

PRE-POUR FOUNDATION
REPORT INCLUDES:

References to 2024 IRC code
References to PTI standards
Check against structural plans if available
Measure for level and square
Photo documentation of jobsite, reinforcement, beams, plumbing
Advice on communicating with builder

PRE-DRYWALL
FRAMING + MEP

0 - 1999 sqft: $985
2000 - 2999 sqft: $1083
3000 - 3999 sqft: $1181
4000 - 4999 sqft: $1279
5000 - 5999 sqft: $1377
6000 - 6999 sqft: $1474
7000 - 7999 sqft: $1572
8000 - 8999 sqft: $1670
9000 - 9999 sqft: $1768
Larger than 10,000 sqft: Contact me

PRE-DRYWALL FRAME GROUP
REPORT INCLUDES:

360° photo documentation of major rooms
References to 2024 IRC code
References to 2023 NEC code
Links and images from product installation instructions
Check against structural plans if available
Advice on communicating with builder

FINAL CONSTRUCTION
INSPECTIONS

0 - 1999 sqft: $1223
2000 - 2999 sqft: $1338
3000 - 3999 sqft: $1483
4000 - 4999 sqft: $1658
5000 - 5999 sqft: $1863
6000 - 6999 sqft: $2099
7000 - 7999 sqft: $2363
8000 - 8999 sqft: $2658
9000 - 9999 sqft: $3016
Larger than 10,000 sqft: Contact me

FINAL INSPECTION
REPORT INCLUDES:

Orange taping/labeling deficiencies on site
References to 2024 IRC code
References to 2023 NEC code
References to 2024 IECC code
References to NAHB Guidelines
Links and images from product installation instructions
Thermal image scan
Advice on communicating with builder

WARRANTY
INSPECTIONS

0 - 1999 sqft: $1468
2000 - 2999 sqft: $1583
3000 - 3999 sqft: $1728
4000 - 4999 sqft: $1903
5000 - 5999 sqft: $2108
6000 - 6999 sqft: $2343
7000 - 7999 sqft: $2608
8000 - 8999 sqft: $2903
9000 - 9999 sqft: $3234
Larger than 10,000 sqft: Contact me

WARRANTY INSPECTION
REPORT INCLUDES:

References to builder's warranty
Repair estimate for builder negotiations
References to 2024 IRC code
References to 2023 NEC code
References to 2024 IECC code
References to NAHB Guidelines
Links and images from product installation instructions
Thermal image scan
Advice on communicating with builder

Find out what makes a great report

CONSULTATION / LITIGATION INSPECTIONS

CONSTRUCTION CONSULTATION AND
PRE-LITIGATION / DEMAND REBUTTAL INSPECTIONS

CONTACT FOR MORE INFORMATION AND PRICING SHEET

CONSULTATION / LITIGATION REPORTS INCLUDE:

Reports built to professional standards such as ASTM 2128 Standard Guide for Evaluating Water Leakage of Building Walls
Coordination with other experts (mold, cost estimation, destructive testing team, etc.)
Easy-to-understand reports backed by references and data
Objective, independent causation and analysis
Court-ready reports that are defensible

Pre-drywall inspection

MORE
INFORMATION

Wallboard, framing, insulation inspections

The City of Austin may require a builder to hire a 3rd party inspector to perform the wallboard and framing inspection. I am happy to help guide my clients toward meeting the requirements to pass. Outside the city where there may not be an Authority Having Jurisdiction (AHJ), the requirements are lax and it behooves one to trust but verify the work being performed.
Note: +$100 if the any of the structure has been taped for a wallboard inspection.

Commercial inspections

Commercial property inspections follow the ASTM E2018-15 standard to create a Property Condition Report (PCR). This will include prioritizing repairs and a cost estimate that can be used to help with purchase negotiations. All commercial properties are different as are the needs of the buyer so just let me know in the scheduling form and I can put together a custom quote for inspection.

Foundation elevation map

Foundation movement is always a possibility given the expansive soils around central Texas. The foundation elevation map will give you a baseline to which future measurements can be compared. Slabs can vary up to an inch in height after they are poured. With a baseline elevation map on file, any future movement can be more easily documented to build a case for repairs.

Climate Risk Assessment

This is a 3rd party report that assesses risk factors for your specific address. Risks include flood, fire, wind, air quality, and heat. Easy-to-understand risk maps, historical data and future probabilities are included to create a risk profile that gives you a more complete picture of the home.

flood map

RESALE INSPECTIONS+ ADDITIONAL SERVICES

RESALEINSPECTIONS

0 - 1999 sqft: $18342000 - 2999 sqft: $19983000 - 3999 sqft: $21624000 - 4999 sqft: $23265000 - 5999 sqft: $24906000 - 6999 sqft: $26547000 - 7999 sqft: $28188000 - 8999 sqft: $30829000 - 9999 sqft: $3246Larger than 10,000 sqft: Contact me

RESALE INSPECTIONREPORT INCLUDES:

ADDITIONALSERVICES

Single system (e.g., roof, AC): $400Irrigation (up to 10 zones): $150*Climate Risk Assessment: $19Repair estimate: $49Foundation elevation map: $299*Termite/WDI report: $149/4k sqft48hr Radon test report: $149Septic system: $249*Separate garage/structure: $299*Crawlspace: $149

Commercial: $ Contact for quoteMultifamily: $299 per unitReinspection: $ half the original inspection3rd party wallboard/framing: Starting at $400

Consulation / Litigation inspections:Contact for pricing sheet

NEW CONSTRUCTION CODE INSPECTIONS

PRE-POUR FOUNDATIONINSPECTIONS

0 - 1999 sqft: $7742000 - 2999 sqft: $8673000 - 3999 sqft: $9584000 - 4999 sqft: $10495000 - 5999 sqft: $11416000 - 6999 sqft: $12337000 - 7999 sqft: $13258000 - 8999 sqft: $14179000 - 9999 sqft: $1509Larger than 10,000 sqft: Contact me

PRE-POUR FOUNDATIONREPORT INCLUDES:

PRE-DRYWALLFRAMING + MEP

0 - 1999 sqft: $9852000 - 2999 sqft: $10833000 - 3999 sqft: $11814000 - 4999 sqft: $12795000 - 5999 sqft: $13776000 - 6999 sqft: $14747000 - 7999 sqft: $15728000 - 8999 sqft: $16709000 - 9999 sqft: $1768Larger than 10,000 sqft: Contact me

PRE-DRYWALL FRAME GROUPREPORT INCLUDES:

FINAL CONSTRUCTIONINSPECTIONS

0 - 1999 sqft: $12232000 - 2999 sqft: $13383000 - 3999 sqft: $14834000 - 4999 sqft: $16585000 - 5999 sqft: $18636000 - 6999 sqft: $20997000 - 7999 sqft: $23638000 - 8999 sqft: $26589000 - 9999 sqft: $3016Larger than 10,000 sqft: Contact me

FINAL INSPECTIONREPORT INCLUDES:

WARRANTYINSPECTIONS

0 - 1999 sqft: $14682000 - 2999 sqft: $15833000 - 3999 sqft: $17284000 - 4999 sqft: $19035000 - 5999 sqft: $21086000 - 6999 sqft: $23437000 - 7999 sqft: $26088000 - 8999 sqft: $29039000 - 9999 sqft: $3234Larger than 10,000 sqft: Contact me

WARRANTY INSPECTIONREPORT INCLUDES: