Help me understand code focus or not

General Inspection Topics
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So i keep seeing that an HI is not doing a code inspection but then i see this on the pre-drywall inspection course.

The primary purpose of a pre-drywall inspection is to verify that the structural, mechanical, plumbing, and electrical systems have been installed correctly and comply with building codes, plans, and specifications. This inspection provides an opportunity to identify and correct any issues before they become hidden behind drywall, where they could be more costly and challenging to address.

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Correct.

Codes change, codes are often difficult for trade specific people to keep a handle on.

A pre-drywall inspection is code-adjacent, using all the tools and knowledge we have that has generally flowed outward from the code to figure out if something is going to perform.

The AHJ electrical inspector can do his code inspections, same for the AHJ Plumber, Framer, etc.

You as a pre-drywall inspector need to use your knowledge as a system generalist to figure out if they got to a performing level and call out anything that isn’t performing or that you know is wrong. I know what horizontal pitch drains should be, so I’ll check it. I know electric very well and I’ll look to see if anything is wrong but I’m not inspecting to code. I know studs should be straight, I know HVAC needs returns and jumpers and supply air.

If we get to something that is out of whack, we call it out, call in a specialist who then they can inspect to code.

It’s a fine dance, but a HI inspector is trying to spot the obvious, spot the hidden and try to make sure the home is safe and comfortable with as few goofs as possible.

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First the bold above. There is a disconnect in thinking between what are “Code Inspections” and what is “An Inspection utilizing/referencing/based on the codes”. Only a “Licensed Code Inspector” (Texas licenses “Official Code Inspectors”) or a “Code Inspector employed by/sanctioned by a municipality” performs an “Official Code Inspection” that is used to actually control the Builder to ensure they perform their tasks as per the Building Codes. As an HI performing an inspection utilizing the Building Codes you are neither of the aforementioned categories but are important none the less!

Using the Building Codes (including the National Electrical Code), the additional specifications referenced by the Building Codes, engineered plans/specifications, and the material and system manufacturer installation requirements for the basis of your call outs you are providing your client with the reasons why a Builder has not performed properly. Builders don’t give a rat’s ass about an Inspectors opinion but when you reference the appropriate requirement it is no longer your opinion but the requirements they did not follow.

I have not taken this course yet, probably will soon, so I will speak with expectations of its content. The purpose of this course is to teach you how the Building Codes are constructed, their contents, and how they are used. With that information you can make educated call outs and arm your client with the necessary references to approach the Builder for corrections.

Your job is to find it, report on it, and provide support to the client so THE CLIENT can chase after the Builder to have it corrected. Keep in mind the client is the one that has a contract with the Builder to perform and not you the Inspector. You should never inject yourself between the client and Builder as you have no authority or legal standing to do so. This course helps you perform your job properly.

You should also keep in mind that the pre-drywall phase of construction is only one of many that can be inspected and that includes the final stage/inspection. If you are going to perform new home construction inspections you be familiar with the Codes/Standards/etc. that would be utilized at all phases.

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There are different types of inspections.

A pre-drywall inspection requires a passing knowledge of CURRENT codes to insure visible elements such as plumbing and electrical are done correctly and follow the building blueprints (reading blueprints is an additional skill set).

In a typical real estate transaction home inspection you will not be able to SEE all the elements above but a basic understanding of codes will help you recognize SAFETY issues important for the prospective home buyer.

In neither case do you have enforcement capabilities, but reference to a recognized authority (codes) adds credibility to your observations.

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This is one of the more common questions asked by Newbies that doesn’t always get answered in the correct context, so I can understand Jim’s (not an inspector or a newbie) confusion.

Everyone’s reply so far has been spot on, and much more in depth about what the services are, but IMO, doesn’t get to the crux of Jim’s actual (basic) question.

So, to dumb it down to a simple answer that everyone should be able to comprehend…
A Home Inspection is a generalistic review of a Home’s observable condition at a given point in time.
A Pre-Drywall Inspection is a specialized, ancillary inspection that is separate and distinct from a “Home Inspection”, regardless that there are overlapping similarities, performed during the construction phase(s) of a home.
The two are separate types of inspections, which are not both addressed under the InterNACHI SOP for Home Inspections.

Hope that helps cut through the confusion.

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Absolutely.

Another important point to know is that a “code violation” does not become a “code violation” until such time the AHJ says it is a “code violation”. Likewise, something is only “code compliant” when it has been inspected by an AHJ and determined to be “code compliant”. That is why only AHJs and those working directly for them are allowed to do code inspections.

Until then, what a home inspector might call a “code violation” it is simply a material defect for which repair can be recommended.

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I look at it this way. It is our job as HI’s to help ensure that the home is durable and safe for occupants, regardless of what the code says. The housing authorities, code inspectors, architects and home builders should all have the exact same mission, but they tend to rely upon the “code” as their one true bible. As HI’s, we can and should be influenced by code, but are legally not part of that inner circle and have no legal authority whatsoever. Therefore, it is best not to quote code directly (i.e. which can be interpreted as assuming authority we do not possess), but to understand the important parts of the code well enough to instead describe in easy-to-understand layman’s terms the problem the code is attempting to address. We say “that pipe penetration is not flashed properly, and therefore, will have a tendency to leak and possibly cause structural damage.” Let the builder and code inspector decide if the flashing was actually done to code or not. Frankly, that really is irrelevant; the true concern is whether the pipe penetration indeed has the potential to leak. The code is not perfect and does not cover all situations, it is constantly changing as a result, so you might be filling in a gray area in the code to the benefit of your client. Our knowledge as HI’s is our only true source of power/authority.

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In order to perform pre-drywall inspections, you need to be proficient with codes and reading blueprints. Most of the time that you are performing one of these inspections, the general will be walking around with you. They will often remind you that it has already passed inspection. There are two parts to this. First, you better be able to back what you are finding. Second, an AHJ typically spends a very limited time on the site to pass the inspection. They have the luxury of a lot more protection of immunity and liability if something is missed or goes wrong. We do not.

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Jeff … as a licensed builder, licensed GC, and a code certified E1, B1, P1 & M1 … I’ve done construction stage / progress inspections since about 1995. We are NOT code inspectors and have no authority to enforce code, but a competent home inspector will know many major code requirements so when he / she sees something thats out in left field they can recommend further evaluation by the applicable party. Below is a comment I made in a report on a Stage Inspection about 26 yrs ago. After the head engineer read my letter and went out and looked at the site, he RED TAGGED the construction and required MAJOR changes. The builder, his engineer and their Realtor were LIVID. My clients were VERY happy campers and their niece was an investigative reporter for a local TV station. I got a LOT of future PR out of that.

Dear XXXXX:

On Thursday (3/8/98) at approximately 4:10 PM observations were made at the above referenced location. The site faces generally to the east and the temperature was 46 degrees. At the time of the 1st examination the lumber and steel rebar for the footings forms were in place. The concrete for the footings and the steel I-beam support poles (column pads) had not been poured yet. One workman was still on site and indicated they had their “pre-pour” code inspection today, it passed code and they would start pouring concrete, etc tomorrow. The formwork and rebar appeared to be in overall proper condition. It was noted however that at the south / rear of the site, there was a heavy limestone ledge. At this location the footing formwork was not as deep as typically required by most building codes and good building practices. In this area and on normal load bearing soil the typical footing will be 8” deep by 16” wide. The footings at this area appeared to be about 5” x 16” and the rebar had been inserted into holes drilled into the limestone. The rebar is then bent at a rounded 90 degree angle and will become part of the concrete footings. This procedure is done to “tie” the concrete footing to the stone and prevent moving.

This is a commonly seen practice and considered an adequate alternative by most local engineers. There are however several questions you should raise with the foundation design specialist that is overseeing and designed the foundation for this site (The City of XXXXX requires either an architect or engineers design). In the past when I have run into this type of site condition, the soils engineers that I have worked with have often:

(1) installed epoxy into the holes in the stone prior to placing the rebar (locks it in place);

(2) either designed differently sized footings for the different soil bearing capacitys and areas present at the site; drilled down to bedrock at the clay areas and poured concrete piers; or overdug the stone, removed it and then placed compacted fill soil in its place; or raised the foundation – the end purpose of any of these actions was hopefully so the whole foundation was bearing on the same type material OR load carrying capacity and should therefore move together rather than differently.

In reading the letter you faxed to us this afternoon from the builders engineer (XXXXX), he has stated that a foundation placed on clay and limestone will have a tendency to settle and move differently because of the different load bearing capacity of the 2 materials. This is absolutely correct. He then suggested placing extra steel rebar into the footings & walls (this strengthens the concrete and helps hold it together). Based on the information in his letter, I don’t understand however, how Mr. XXX feels that placing more rebar in the concrete by itself will prevent differential settlement or movements of the structure due to the different load bearing conditions that he identified. You should have him clarify this for you in writing.

Also I would recommend you call the Code Administrator for the City (SSS TTT) who is a licensed structural engineer himself and tell him you are having me monitor your construction (he knows who I am), tell him I disagree with the builders engineer and request he review his own code inspectors inspection.

My recommendations or comments are not intended to be criticisms of the building, but as professional opinions regarding present conditions. Use them to help you assist your builder.

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A HI is not going to gain access to any of the blue prints from these track builders. If/when blue prints are in your hands, you begin a technically exhaustive inspection unless you distance yourself via your scope of work.

It is a slippery slope with much more to cover.

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Yes expectations need to be managed and this is how it is done both in the contract and the report itself.

We actually have a couple of Inspectors in my area that like to advertise on their WEB site (paraphrased) “We ensure your home is built to code” for their phase inspection offerings. I’ve seen their reports and they are not doing Jack Shit and can’t find their ass even though it is tied to them!! Only time will tell how well their advertising sinks them.

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Yep. It is a nuanced subject but your advertising is likely to bite you in the ass in court regardless of any contractual fine print.

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