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31 Comments on Pre-drywall Inspection With A Problem
Great photos and example of why a pre-drywall inspection is critical. And given the amount of rain that we had this past week, I am not surprised that these sorts of issues might arise!
Well, Michael, maybe you can grant them three wishes!?
Diane - I think they are super important. Most of the realtors around here are conditioned to understand that! Ten or twelve years ago I did NO pre-drywall inspections.
Tish - but they are so pretty and add so much to the interior of the house! We have a bay in our dining room that has become a fine feature and fits a buffet perfectly.
That's the dining room bay just after I installed hardwood flooring last summer.
Yes, I did it myself.
You can read about the process on my blog here on AR - I think they're called Jay's Floor, and there are 8 of them.
Don - most of the subs don't speak enough English to understand that would be something called in an American football game!
Jay, thanks for sharing and I hope buyers thinking about buying new construction read your message and follow through it.
Thank you Ritu. I do many pre-drywall inspections and find them very beneficial for clients.
Yes, this step is super important. If it's not done or not done properly, it can be extremely costly afterwards. Amazing how much headache you can avoid if you do things in the right order and have check steps, esp from an objective observer.
Tammy - you slipped in there and I almost didn't see you and Kathryn! I actually say to people that the builders are mostly the same. The differences lie in the supervisor on site every day and the subcontractors.
Kathryn - we had a bunch of rain here, but quickly, over a couple of days. I heard that you guys on the coast got more than we did!
Debbie - that inspection is also a time for the buyer to check things like cable and phone locations, whether the rooms have ceiling fans or not, and other such things I would not know about.
Wish I could say I was surprised at the order in which the builder is scheduled to do the drywall, THEN finish the roof. I have spent way too much money fixing leaky windows in a brand new home. Why? My windows were never flashed. They weren't even done improperly. They were just never done.
Not surprising. Unfortunately it is very common. I had a house yesterday, Chris Ann, five years old, with rotten wood around and under every single window! Um, gee, why? You have seen those big, wide palladium windows over front doors no doubt.
This is what was under a corner of this house's front window.
Yes, that purple is wet. Over 30%. My device only goes to 30% because that indicates active moisture intrusion.
It's leaking from the window and the flat front porch roof!
So, not only was the window not flashed properly, the roof wasn't either.
As I said, five years old!
As Lenn said, I think the pre-drywall inspection is one of the most important inspections and one of the inspections most often overlooked by home buyers.
Damon - hopefully that paradigm is shifting (that's a term I learned about 75 years ago in MBA school...). It does require a certain mindset. I think the realization is coming.
Jay - Your posts are always so educational!!!
Jay,
You know darn well that, had you not done the pre-drywall inspection, those moldy areas would have been sealed inside.
Thanks Barbara-Jo. Again...!
That's the idea isn't it? And the whole purpose of AR.
Steve - fer sher. The drywall guys are scheduled for whenever and it doesn't matter the condition of anything, they get paid by the square foot.
This is a great example of why cellulose insulation is far superior to fiberglass. If it gets wet it dries out and does not become conducive to mold.
Jim - the attic is slated for cellulose, 14". It would have been wiser to simply finish and flash the bay roof!
A quick infrared scan of that location after drywall is installed will let the buyer know whether the wet insulation was removed.
I'd think that with a heavy rain, the builder would have been scrambling to get the tarps up.
For sure Bruce, but the client shouldn't have to pay me to come back to see that if the builder says it was done. I did offer.
Reuben - ha! He didn't bother!
Jay, Excellent advice to anyone wanting to have a home built. The problems that can arise from a home that has hidden defects is scary.
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