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.

RESOURCES

For Homebuyers

Understanding the Inspection Process

Buying a new construction home is exciting, but it's also one of the largest investments you'll make. These resources will help you understand what happens during each phase of inspection and how to use your inspection report effectively.

What Makes a Great Inspection Report

Learn how Constructiva reports are designed for three audiences: you, your builder, and (if needed) attorneys. See examples of code references, photo documentation, and defect location details.

Read the Guide →

Pre-Drywall Inspection: What to Expect

Your only opportunity to see the framing, electrical, plumbing, and HVAC before walls go up. This guide covers timing, what's inspected, common deficiencies, and how to work with your builder on corrections.

Learn More →

Pre-Pour Foundation Inspection: What to Expect

Before concrete is placed, we verify formwork, reinforcement, beams, and plumbing rough-in. Learn why this inspection matters for Central Texas homes built on expansive clay soils.

Learn More →

Builder Communication Tips

After your inspection, you'll need to discuss findings with your builder. Here's how to approach those conversations:

Lead with the report. A professional inspection report with photos and code references makes corrections straightforward. Builders appreciate specificity.
Prioritize safety and code issues. Focus first on items that violate building codes or manufacturer installation requirements.
Be collaborative, not adversarial. Most builders want to deliver a quality home. Frame corrections as quality control, not criticism.
Document everything. Keep records of conversations, emails, and repair confirmations. Your inspection report is the foundation of this documentation.
Ask for help. I'm available after the inspection to clarify findings, discuss repair approaches, and even speak directly with your builder if helpful.

For Agents

Help your clients protect their investment by recommending third-party inspections at each phase of new construction. Here's what you need to know:

Why Recommend Phase Inspections?

Pre-pour inspections catch foundation issues before concrete is placed—when corrections cost $50-$500 instead of $5,000-$50,000+.
Pre-drywall inspections document framing, electrical, plumbing, and HVAC while they're still visible. Repairs at this stage are simple; after drywall, they require demolition.
Final and warranty inspections give your clients documentation for builder negotiations and protect their warranty rights.

How Inspections Help Your Clients

Detailed reports with photos and code references provide leverage for repair requests
Documentation protects warranty claims if issues emerge later
Clients feel confident they've done their due diligence
You demonstrate value by recommending quality control measures

Need inspection scheduling for a client? Call or text 737-296-3060 or visit the scheduling page.

For Builders

Third-party inspections benefit builders too. Here's what to expect when your buyer hires an independent inspector:

What I Look For

My inspections reference the 2024 IRC, 2023 NEC, PTI standards, and manufacturer installation requirements. I check actual construction against the structural plans (when available) and document conditions with photos. The goal is accurate documentation—not nitpicking.

How My Reports Help You

Specific locations. Deficiencies include room, wall, and photo references so your crews know exactly where to look.
Code references. Each item cites the applicable code section, making it clear why it's flagged.
Quality control. Many builders tell me they appreciate the extra set of eyes. It's easier to fix issues before the buyer moves in than to handle warranty calls later.

"Thank you for your thorough inspection, a quality secondary inspection really helps me evaluate my staff and see the areas where they can improve."
— Chief Building Inspector, City of Austin

Building Codes & Standards

New construction in Texas must comply with adopted building codes. Here are the primary references used in Constructiva inspection reports:

2024 International Residential Code (IRC)

The IRC governs structural, plumbing, and mechanical systems for one- and two-family dwellings. Austin adopted the 2024 edition; some surrounding municipalities use the 2021 edition.

View at ICC Digital Codes →

2023 National Electrical Code (NEC)

The NEC (NFPA 70) is adopted statewide in Texas for electrical installations in residential and commercial buildings.

View at NFPA →

PTI DC10.5: Standard Requirements for Design and Analysis of Shallow Post-Tensioned Concrete Foundations on Expansive Soils

Most Central Texas foundations use post-tensioned reinforcement. This PTI standard governs design and construction requirements.

View at PTI →

City of Austin Building Technical Codes

Local amendments to the IRC and other codes specific to Austin jurisdiction.

View at AustinTexas.gov →

Technical Documents

Some of the more commonly cited but harder to find technical documents found in my reports

Henry Moistop Installation Instructions

Sent to me by ProductSupport@henry.com and guess what? The corners are supposed to be sealed and the sides turned down! Who knew?

Moistop Brick Flashing Installation

Inspection Glossary

Common terms you'll encounter in inspection reports and construction conversations:

IRC — International Residential Code. The model building code adopted (with amendments) by Texas municipalities for residential construction.

NEC — National Electrical Code. The electrical installation standard adopted statewide in Texas.

MEP — Mechanical, Electrical, and Plumbing. The building systems inspected during pre-drywall phase.

WRB — Weather-Resistive Barrier. The material (housewrap, building paper, etc.) that prevents water intrusion behind siding.

Post-Tensioned (PT) Slab — A foundation system using steel cables tensioned after concrete cures to strengthen the slab. Common in Central Texas due to expansive clay soils.

Shear Wall — A wall designed to resist lateral forces (wind, seismic). Requires specific nailing patterns and hold-down anchors per engineering plans.

Fireblocking — Material installed to prevent fire spread through concealed spaces in walls, floors, and ceilings.

Rough-In — The installation phase where pipes, wires, and ducts are placed inside walls before drywall. Also called "top-out" for plumbing.

TREC — Texas Real Estate Commission. The state agency that licenses home inspectors, real estate agents, and brokers in Texas.

ICC — International Code Council. The organization that publishes the IRC, IBC, and other model building codes. Also offers inspector certifications.

PTI — Post-Tensioning Institute. The organization that publishes standards for post-tensioned concrete construction and certifies inspectors.

Constructiva in the News

Casey Callais has been featured in local and national publications discussing home inspections and new construction quality:

Community Impact: Central Texas Home Inspectors Provide Insight on the Inspection Process

"One thing I wish people knew is just how much of a wide range of disciplines home inspections have to cover. You have to be part electrician, you have to be part plumber."

Read the Article →

U.S. News & World Report: What Home Inspectors Look For

"One thing to remember is that the home inspector is the only one in the transaction whose paycheck doesn't depend on the transaction going through. This gives them a certain neutrality and trust that they are looking after their clients' best interests."

Read the Article →

Video Resources

See real inspections and learn about common defects on the Constructiva YouTube channel:

Constructiva Inspections on YouTube

Inspection walkthroughs, defect explanations, and educational content for homebuyers and industry professionals.

Visit the Channel →