Buying a home comes with its own level of stress, but building one adds a whole new layer of moving parts. Whether you’re building your dream home in Boise, ID or seeing new construction on the rise in Atlanta, GA, one thing remains the same. That means you want confidence that your home is being built correctly.
When building a home, you will need to have your new home inspected not only before you move in, but also at various stages of the construction process. This is where staged testing comes into play.
What is a staged test?
Stage inspections are specifically aimed at newly constructed homes, where an inspector inspects the home at a specific stage in the construction process. This inspection process, also known as a three-step inspection, is used when building a home to catch problems early and while they can still be addressed.
Each inspection stage ensures that what is being constructed meets building codes, follows approved plans, and avoids mistakes that can hide as construction progresses. Even a brand-new home can have structural, electrical, plumbing, and drainage problems, and drywall and flooring can make problems difficult to resolve.
At what stage is a new construction construction stage inspection conducted?
Phase inspections are divided into three or four phases, depending on whether you are purchasing a custom or manufactured home.
Phase 1: Pre-paul/pre-foundation
Before pouring the foundation slab, the inspector inspects site preparation, foundation trenches, rebar, pipe sleeves, drainage pipes, and piping cutouts. This stage is intended to ensure that the foundation is constructed correctly before the concrete hides any defects.
Phase 2: Framing/Pre-drywall
After the frame and mechanics, but before the insulation and drywall, you’ll need to get another inspection. This time, the inspector will check the frame, structural connections, shoddy plumbing and electrical connections, HVAC ductwork, roof structure, fire protection, and flashings. Have you ever wanted to open up the walls of your home to see what’s wrong? Now it’s time to inspect the parts behind the walls of your home.
Phase 3: Final/Pre-Closing
When the home is almost complete and before you move in, the inspector will perform a complete system check, just like a normal home inspection. They will check everything that is visible and operable, such as plumbing, electrical, HVAC, appliances, site grading, and exterior components, as well as making sure everything is up to code. This inspection is separate from the blue tape walk-through you do with your builder to confirm the finish and final build.
Phase 4: 11 Month Warranty
This optional but valuable one-year warranty inspection occurs near the end of the builder’s warranty period. At this point, you’ve lived in the home long enough to notice any small problems that may arise as the home settles down. A qualified home inspector will perform a complete inspection similar to a standard home inspection. If you discover any issues related to the original build, you still have time to request repairs under your builder’s warranty before it expires.
How much does a phase test cost?
Prices for new construction stage inspections vary depending on the location, the size of the home, and the number of inspection stages you plan on having. On average, you can expect to pay between $100 and $500 per phase, or around $800 to $2000 for a complete 3-phase or 4-phase package that covers the build from start to finish.
When to schedule each test
It’s a good idea to schedule an inspector early (ideally before construction begins) so you can share your schedule with your builder and provide a tentative inspection date. Inspectors are often busy during peak construction seasons, and missing inspection windows can result in critical areas being missed, such as foundation foundations or systems behind walls.
Pre-Pour Inspection: Sets a schedule before pouring the foundation concrete (usually a one- or two-day period). Pre-Drywall Inspection: After the rough-in of the framing, plumbing, electrical, and HVAC is completed, but before insulation and drywall are installed. Final Inspection: Scheduled when the home is nearly complete and before the final walk-through or closing. 1-Year Warranty Inspection: Get an inspection 10 to 11 months after construction is completed, but before the builder’s warranty expires.
What inspectors check during each phase
A good stage inspector knows that each stage of construction reveals a variety of potential problems. Their job is to make sure each part of your new home is built correctly. Check before it becomes expensive or impossible to repair later.
Foundation stage before pouring
Before pouring concrete, an inspector will inspect the foundation that supports the entire house. The purpose of this inspection stage is to prevent long-term problems such as foundation cracks and drainage issues.
They look for:
Adequate foundation depth and width Correct placement of rebar and post-tensioned cables Ensure that piping and conduits are installed and secured in the correct locations Adequate grading and drainage to prevent water from pooling under the slab Signs of insufficient soil compaction or an inadequate vapor barrier
Drywall frame pre-construction stage
Before the framework, roof, and systems are installed and the walls are sealed, the inspector will inspect everything that is within the frame of the home. These can be expensive and complicated to repair later.
Check the following:
Frame quality: Straight, level, properly braced walls and beams Structural connectors: Missing or misaligned hurricane ties, joist hangers, or fasteners Coarse plumbing and electrical: Proper placement, labeling, and support HVAC ducts: Correct sizing, sealing, and wiring Fire protection and insulation preparation: Ensuring code compliance and energy efficiency
Final completion phase
Once construction is complete, the inspector will thoroughly inspect the finished home, similar to a standard home inspection, to ensure the home is move-in ready and everything is in good working order.
The inspector will inspect:
Major systems: HVAC, plumbing, electrical, and appliances Roof and exterior elements: Gutters, flashing, siding, and grading Interior finishes: Doors, windows, flooring, cabinetry, and paint Functional checks: Outlets, switches, water flow, heating and cooling performance Safety items: GFCI outlets, handrails, smoke detectors, ventilation
1 year warranty phase
Before the home reaches its 12-month warranty, it’s a good idea to have an inspector come back and evaluate how the home is settling. If you find a defect related to the original build, you still have time to request a warranty repair before the warranty ends.
They look for:
Cracks or movement in walls, ceilings, or foundations Leakage or drainage issues that occur after seasonal weather changes Mechanical wear on HVAC or plumbing components
How to use stage inspection during construction
Once each phase is completed, you will receive a detailed report with photos, notes, and recommendations for issues found at each step.
1. Coordinate early with the builder
If you are working with a builder or general contractor, share your inspection plan upfront, preferably before construction begins. Most contractors are accustomed to third-party inspections and will schedule work around it. Ensure that the builder pauses work as necessary to address any issues identified during the inspection before proceeding to the next phase of construction.
2. Include a contingency inspection in the contract
If you’re under contract for a new home, consider adding a surprise inspection so you can review findings and request repairs before closing.
For custom homes, include a clause allowing inspectors to access the site during the major construction milestones mentioned above. For builder developments or spec homes, the contract may specify when new construction inspections are permitted. Please review this carefully with your agent before signing.
3. Use test results to request repairs or injunctions
Once the inspector has submitted a report, it is important to communicate the results to the contractor. Some of the process is similar to asking the seller to make repairs in a regular real estate transaction, but in the case of a custom home, you have the right to address everything mentioned in the report, ideally with cooperation. In some cases, the findings can be used to negotiate a foreclosure to keep funds in escrow until the builder completes certain repairs.
Start with the facts: Reference specific sections of the inspection report and share photos and page numbers to eliminate confusion about what needs attention. Get everything in writing. Follow up your verbal conversation with a quick email summary. This allows you to have a paper record of what was discussed, agreed upon, and when revisions are expected. Prioritize key issues: Focus on safety, structural, or code-related concerns first. Contractors are more likely to act quickly on items that clearly impact performance or compliance. Ask for a realistic schedule: Most contractors take time to coordinate subcontractors for repairs. Find out when each issue will be resolved and how it will affect your build schedule. Stay professional: Avoid emotional language and assigning blame. Approach your builder as a partner in your project with the mutual goal of getting your home done right. Request Verification: Once repairs are complete, request photos and documentation of the modifications, or schedule a short site walk to see the site in person.
New doesn’t mean perfect
Just because your home is new doesn’t mean it’s perfect. Mistakes happen all the time. The best way to protect your future home is to carry out staged inspections and checks at key points during the construction process. The cost of inspecting the home at each stage is minimal compared to the amount of protection provided. By scheduling an inspection in advance with your builder or inspector, you can have peace of mind knowing that your home has been thoroughly inspected, from foundation to finish.
Staged Testing Frequently Asked Questions
Does a staging inspection replace a municipal building inspection?
no. Local inspections by the city or county are required to ensure that the home meets local building codes. Stage inspections are independent third-party inspections that verify quality and workmanship beyond minimum code requirements. This is an additional layer of protection.
Can a builder refuse a stage inspection?
Most reputable builders will not (and should not) refuse a stage inspection. However, it is a good idea to discuss plans and include access to inspections in your contract before construction begins. Some builders may require advance notice or require inspections to be done at certain stages to avoid delays in construction.
Is phase testing mandatory or optional?
Stage inspections are optional but highly recommended for new construction homes. While municipal inspectors check compliance with codes, private inspectors work solely for the purchaser and identify issues that may affect quality, safety, or long-term performance.
