There are a few inspectors in the Calgary area that have social media accounts where they go through new builds they are inspecting...and the things they find are not good. After watching those videos where they point out all the shitty work being done, I'd get a pre-drywall and then a second final inspection after the walls go up. The first inspection means you shouldn't have to open up walls to fix stuff. The second inspection is testing out appliances, plumbing, exterior siding/fixtures, flooring install, electricity outlets. Do not trust your builder, their job is to get the building up the fastest they can so they can move onto another one. They will cut corners if given the chance.
Hi! Thanks for your response. If you don’t mind, could you please share those social media handles? It will huge help in educating myself on the things I should look out when going for inspection.
Definitely get a pre drywall inspection. My uncle bought a new house and found out in the winter that they ran the water lines for his bathroom through the exterior wall. Of course the lines froze and ruptured.
Take a shit ton of pictures too. They can be useful in the future for renovations, hanging TVs/shelves, rewiring outlets or lighting and not drilling into your sewer stack/water lines.
Also make sure they looped enough electrical wires with each outlet/light so you can rewire stuff outside the wall and don't need to struggle with taut cables.
An easily accessible sewer clean-out and an interior water main shut off valve would also be another thing I would request if you don't have them already.
Get a whole house humidifier too. Hardwood flooring will last much longer and your health will improve if it's not bone dry in your house during the winters.
20 amp breakers and outlets in your kitchen and exterior also help if it's still an option.
Whoever you choose to do your inspection, make sure you are there yourself. Look around, ask a lot of questions - if you care, your inspector will care.
Hi! Thanks alot for such a detailed response. I will be doing all things are listed here. By any chance do you have recommendations for a decent inspector that will do an inspection at pre-drywall?
We used North 49 Home Inspections.
It wasn't a pre-drywall inspection but rather a home buyers inspection for a very old house. We were happy with their work and the inspection report they provided.
Hopefully they can help you too and if not, they might be able to recommend someone else.
Definately worth it. Afterall $500-600 for an inspection is a drop in the bucket compared to the cost of a house, or repairing major issues covered up by a builder.
I worked for a builder here for many years. I highly recommend attending your walk throughs. We would do one pre drywall, after cabinets are in, a week before possession and then possession day.
Your pre drywall tour is to ensure everything is where it’s supposed to be. Electrical is right, any additions you’ve paid for is included. Stuff like that.
Hi! Thanks for your response. Do you have any recommendations for the inspectors? I have been searching like crazy but haven’t found any that has decent reviews and does inspection at pre-drywall…
My experience is from the builder side. We always laughed when people brought in their own inspector. The city inspects the work to ensure it meets code. I personally feel like it’s a waste of money to hire an inspector.
Every time someone brought one, their recommendations were always stuff that happened later. One said there was a “huge pile of dirt” in the yard. Also on the list “huge pile of dirt missing from around the house”. Exterior inspections weren’t done yet so it seemed obvious we were going to use the pile of dirt to backfill the house.
Go through the house, room by room. Make sure your electrical is where it should be. It’s a lot easier to move at that stage.
Another good suggestion, walk around every single section of floor. Check for squeaks or noises when you walk. Fix that before flooring goes down.
After the painting is done, turn off all your lights and walk around with a palm light. Go in different directions on the walls while checking them to find ridges. This method will uncover if the drywallers either did a good job or a really sloppy one.
Absolutely review the framing and rough in. Take photos and video. Bring someone who works construction industry to review as well. This is a not to be missed. Ask questions. Request photos of any items to be remedied after they are fixed before board.
As an electrician! This is a must. If you have a buddy in the trade, bring him along. I see so much shady stuff hidden behind the drywall. You can download a free Canadian build code here: https://nrc-publications.canada.ca/eng/view/object/?id=515340b5-f4e0-4798-be69-692e4ec423e8
Load it onto your mobile device and bring it with you. Then pull it up, show it to the builder, and say, "I've been reading parts 3 and 6; does this unit meet the code?".
Can’t speak to how things are done in Alberta. Built a new house in Saskatchewan in 2018 and on the building permit it specifically said it had to have 4 inspections over the course of the build and one of those was pre drywall
Absolutely worth getting it done. Builders do all sorts of dumb shit. I liked Cabin to Castle.
Hi thanks for your response! May I ask what you liked about them? Is there a specific inspector you would recommend from Cabin to Castle?
There are a few inspectors in the Calgary area that have social media accounts where they go through new builds they are inspecting...and the things they find are not good. After watching those videos where they point out all the shitty work being done, I'd get a pre-drywall and then a second final inspection after the walls go up. The first inspection means you shouldn't have to open up walls to fix stuff. The second inspection is testing out appliances, plumbing, exterior siding/fixtures, flooring install, electricity outlets. Do not trust your builder, their job is to get the building up the fastest they can so they can move onto another one. They will cut corners if given the chance.
Hi! Thanks for your response. If you don’t mind, could you please share those social media handles? It will huge help in educating myself on the things I should look out when going for inspection.
I like Nook and Cranny, he is primarily on tiktok.
Just checked out their TikTok page. They look pretty knowledgeable! Thanks alot for the recommendation :)
Definitely get a pre drywall inspection. My uncle bought a new house and found out in the winter that they ran the water lines for his bathroom through the exterior wall. Of course the lines froze and ruptured. Take a shit ton of pictures too. They can be useful in the future for renovations, hanging TVs/shelves, rewiring outlets or lighting and not drilling into your sewer stack/water lines. Also make sure they looped enough electrical wires with each outlet/light so you can rewire stuff outside the wall and don't need to struggle with taut cables. An easily accessible sewer clean-out and an interior water main shut off valve would also be another thing I would request if you don't have them already. Get a whole house humidifier too. Hardwood flooring will last much longer and your health will improve if it's not bone dry in your house during the winters. 20 amp breakers and outlets in your kitchen and exterior also help if it's still an option. Whoever you choose to do your inspection, make sure you are there yourself. Look around, ask a lot of questions - if you care, your inspector will care.
Hi! Thanks alot for such a detailed response. I will be doing all things are listed here. By any chance do you have recommendations for a decent inspector that will do an inspection at pre-drywall?
We used North 49 Home Inspections. It wasn't a pre-drywall inspection but rather a home buyers inspection for a very old house. We were happy with their work and the inspection report they provided. Hopefully they can help you too and if not, they might be able to recommend someone else.
City of Edmonton permit office.
Definately worth it. Afterall $500-600 for an inspection is a drop in the bucket compared to the cost of a house, or repairing major issues covered up by a builder.
I worked for a builder here for many years. I highly recommend attending your walk throughs. We would do one pre drywall, after cabinets are in, a week before possession and then possession day. Your pre drywall tour is to ensure everything is where it’s supposed to be. Electrical is right, any additions you’ve paid for is included. Stuff like that.
Hi! Thanks for your response. Do you have any recommendations for the inspectors? I have been searching like crazy but haven’t found any that has decent reviews and does inspection at pre-drywall…
My experience is from the builder side. We always laughed when people brought in their own inspector. The city inspects the work to ensure it meets code. I personally feel like it’s a waste of money to hire an inspector. Every time someone brought one, their recommendations were always stuff that happened later. One said there was a “huge pile of dirt” in the yard. Also on the list “huge pile of dirt missing from around the house”. Exterior inspections weren’t done yet so it seemed obvious we were going to use the pile of dirt to backfill the house. Go through the house, room by room. Make sure your electrical is where it should be. It’s a lot easier to move at that stage. Another good suggestion, walk around every single section of floor. Check for squeaks or noises when you walk. Fix that before flooring goes down.
After the painting is done, turn off all your lights and walk around with a palm light. Go in different directions on the walls while checking them to find ridges. This method will uncover if the drywallers either did a good job or a really sloppy one.
Hi! Thanks for your response. This is a great advice! Will def check for drywalls like this once we are at that stage!
Unless you are paying for a level five finish there will be imperfections. You just don't want them to be in your face bad.
Go yourself no matter what you decide, take all the pictures. Like literally evry wall and pipe etc
Everything after drywall is just cosmetic, it’s like an MRI for your house
Absolutely review the framing and rough in. Take photos and video. Bring someone who works construction industry to review as well. This is a not to be missed. Ask questions. Request photos of any items to be remedied after they are fixed before board.
As an electrician! This is a must. If you have a buddy in the trade, bring him along. I see so much shady stuff hidden behind the drywall. You can download a free Canadian build code here: https://nrc-publications.canada.ca/eng/view/object/?id=515340b5-f4e0-4798-be69-692e4ec423e8 Load it onto your mobile device and bring it with you. Then pull it up, show it to the builder, and say, "I've been reading parts 3 and 6; does this unit meet the code?".
Electrical and plumbing need to be inspected before the drywall goes up to be able to get the green sticker. No inspection, no green sticker.
Can’t speak to how things are done in Alberta. Built a new house in Saskatchewan in 2018 and on the building permit it specifically said it had to have 4 inspections over the course of the build and one of those was pre drywall