Phase Inspections allow a home inspector to evaluate key aspects of a new-build home throughout the construction process to catch and resolve issues before they fully manifest.

When purchasing a new-build home, it’s crucial to ensure the quality and stability of the structure. A standard home inspection is a common practice, but phase home inspections provide a more detailed evaluation at crucial milestones during the construction process, giving buyers and builders an opportunity to remedy any potential issues before proceeding.

"Phase inspections specifically refer to new construction,” said Ed Roberson, a HomeTeam owner in North Carolina. “[They] speak to the various phases of construction all the way through the closing, and actually, the final phase of that would be the warranty inspection prior to their 12-month warranty running out."

What Are the Key Milestones for Phase Inspections?

A phase home inspection involves a series of inspections throughout various stages of construction. These inspections typically occur at key construction milestones:

Pre-Pour Inspection: This phase happens before the foundation is poured. Roberson describes it as essential for reviewing the site preparation and ensuring the layout is in alignment with building standards.

"We're looking at the dimensional excavation at the site, the arrangement of the steel and all of that ... prior to the concrete being poured," he said.

Some key findings during the pre-pour inspection include:

Improper Reinforcement Placement: One of the most common problems is improper placement of the rebar or wire mesh that provides structural support to the concrete. Rebar must be positioned at the correct height and spacing within the forms, as specified by engineering drawings. If not placed correctly, the slab’s strength and integrity can be compromised.
Poor Compaction of Soil or Sub-Base: The soil or sub-base beneath the slab must be compacted properly to prevent future settling or shifting, which can lead to foundation cracks. Improper soil compaction is a frequent issue identified during a pre-pour inspection.
Surface Preparation: Inspectors will look for debris, organic material, or standing water on the forms or base that could weaken the concrete. Any contamination should be removed before pouring.

Pre-Drywall Inspection: This inspection takes place after the foundation is set and the framing is up, but before drywall is installed.

"We can still see all of the frame, from the floor structure right up to the attic and the roof structure,” Roberson said. “We can see everything before it gets covered up by drywall."

At this stage, there are a few key things inspectors are looking for:

Framing Issues: According to Roberson, framing should be inspected to check for any broken or undersized structural members. Building materials are often damaged during transportation or installation. Damaged beams, for example, do not always need to be replaced, but they certainly need to be repaired.
Nail Plates: Nail plates are needed wherever plumbing or electrical lines pass through studs, preventing nails or screws from accidentally puncturing these lines during future renovations or installations. Before drywall is placed, inspectors can ensure that nail plates are present at all important cross sections.
Pressure Testing of Systems: Around this time, a builder will generally pressure-test plumbing and gas lines to ensure there are no unidentified leaks. If this has not already been done, the home inspector will inquire.

Final Home Inspection (Pre-Closing): Before closing, a full home inspection occurs to assess the structure as a whole.

"We're doing that inspection top to bottom, everything that we can see ... operating the HVAC and plumbing fixtures, and checking the structural elements," Roberson said.

Roberson points out that, while this inspection may take place on a similar timeline as what’s generally referred to as a blue-tape walkthrough, these are two separate procedures. At this stage, the home inspector is still focused on the safety and stability of the home. Buyers should still complete their own walkthrough, possibly in partnership with their agent, to address any cosmetic concerns.

11-Month Warranty Inspection: This inspection happens near the end of the builder’s 1 year warranty period to identify any emerging issues. Typically, after living in the home for about a year, a homeowner is able to identify any issues that interrupt day-to-day living. Having another home inspection at this phase ensures that any other issues that have developed as the home has “settled” are identified, and the homeowner can receive the full value of their builder’s warranty.

Cost vs. Value: Is it Worth the Investment?

Many homeowners might question whether phase inspections are worth the added cost.

The small upfront investment in phase inspections can save homeowners from significant expenses and frustration in the long term. Homebuyers benefit from having an expert review each step along the way.

"When you're looking at protecting your investment, home inspections are dramatically underpriced,” Roberson said. “You are going to pay a fraction of the home’s value for an inspection, and it offers enormous protection.”

Why Buyers Should Opt for Phase Inspections

Choosing a phase home inspection is not just about identifying problems; it's about ensuring that your home is built to the highest standards, free from hidden issues that might surface later.

Roberson stresses the importance of homeowners being actively involved, recommending that clients attend inspections when possible: "We always encourage the clients and their agents to come to the site for review ... there’s nothing like being there, and I can’t overstate the value of us being able to educate our clients on-site as we walk them through our findings."

Additionally, a phase inspection can establish a better working relationship between the homeowner, inspector and builder, ensuring that everyone is on the same page regarding construction quality and expectations, setting the project — and everyone involved — up for long-term success.