Phase inspections help

My software has provided me with a phase pre-drywall inspection area in my report but its just a starting point. I have to flesh it out. Dose InterNACHI or another member have a check list to guide me in getting it set up?

Typically, the company that you do the inspection for will have their own form.

These are the 10 components I inspect. I created my own template with my current software. I suggest you also use a pre-drywall inspection agreement.

I would strongly advise you to only perform a pre-drywall inspection if you have a real understanding of what you are inspecting.


I have reasonable understanding . No one is perfect on their first inspection that why I ask for a list so I don’t miss things .

I never understood this.
I inspect everything that is visible.
If you don’t have a system in place for inspecting, you WILL miss something, utilizing a list or not!!


The software we use is a list.

Thats perfect thank you

^^^^ THIS! Trying to use any list locks you into the list as you pass by the issues that are not on your list. There are to many materials and methods out there to make any list to cover it all.

I have a question for you as a 20 Year HVAC Contractor that I have wondered about many times. When you install in a new build are you provided an engineered plan for the HVAC system from the Builder or just basic specs and left to install the system as you deem appropriate?

1 Like

As a contractor I have the skills set to design the duct system and heat load the building . The engineer may dictate the capacity . If the engineer designed the duct work it prolly wouldn’t fit . Lol I only did residential of course.

I believe that you have missed the point!

Miss The Point Missing The Point GIF - Miss The Point Missing The Point Missed The Point GIFs


I always appreciate your comments sir. I too inspect everything I see. The question is more about getting everything necessary into my software. Not so much how I inspect. You have given me sound advice on several occasions and i have the upmost respect for you. Have a great day!


Yes, one would think that, but…

Let me ask you a question.
Don’t worry about giving a wrong answer, because there really is no wrong (hopefully) or right (fingers crossed) answer to my question…

Q: What is your though on… how many separate line items, (in a typical home), do you feel that an inspector looks at on an inspection?

For years, it was always said that we inspect about 400 items.

I have my own opinion, and will share it after you post your opinion.
Yes, this goes directly to your original question regarding a “list”. For sake of my question, I just took a quick count of the line items in my ‘Standard’ Residential Report Template that I am constantly updating, and have a long document (also constantly being added to) on my desktop of fixes and narratives to add to it when I get time!

Everyone else reading this… PLEASE refrain from adding your guesses until after Daniel mentions his. Yes, add your comments, just not a number requested. He will get more out of this if he isn’t influenced by others. Thanks!

1 Like

I honestly have no idea.

With my software, I can export my template to an excel file. From there I can narrow down so I just see my pre-written deficiency narratives. Let’s just say I am shocked at how many I’ve accumulated in just two years. Of course not all apply to all homes, as an example I have some crawlspace narratives but I see very few homes with crawlspaces.

1 Like

No problemo.

Have you ever actually ‘crunched’ the numbers?

Ok, this can get real deep, and confusing real quick, so to simplify this, let’s just assume a few things for the sake of this example, based on what is typical for my area and inspections. As I mentioned earlier, every inspector will be different and with different average houses.


  • Built 1975- 2,000 sf (finished)- split level with full (partial finished) basement- NG fireplace- accessible attic- attached dbl garage- 200sf elevated deck w/staircase. NG HVAC & WH. Electric kitchen and laundry appliances.
  • Average inspection time 2.5 - 3.0 hrs.
  • No onsite reporting

So, to your request for a list to be sure you don’t ‘miss anything’, and my reply aimed at ‘process vs checklist’…

I feel that 400 line items looked at is an outdated number thrown out there for marketing. No real thought was ever actually given to it. Looking at my ‘Standard’ Template that I use on 80% of the homes I inspect, the TOTAL line items listed is around 1,200!
Now realistically, not every home will have every line item to inspect… BUT… some line items are always in multiples, e.g. Joists/Trusses/etc. so let’s use a random number 800 for the line items inspected number.

Now, here’s the crux of the biscuit I am getting at…
If the home contains 800 individual items to inspect…
And it takes an average of 3 hours = 180 minutes = 10,800 seconds to inspect the entire home…
That means you get an average of only 13.5 seconds per item, including walk-around, opening/closing (electrical panel), evaluation, testing, setting up ladder for attic, and the operating of multiple devices and fixtures time!

Just where are you going to get the time to go down a checklist and make notes, with any efficiency?
This is also why so many inspectors attempting to do onsite reporting constantly run into trouble, and most will never share a sample “real” report for us to view.

Anyway, yes, your template needs to cover the SOP you operate under. Yes, your template needs to contains all the typical line items you find in YOUR area, but most importantly, you must develop a system to inspect under that does not require your attention and focus from being distracted, so you can flow freely through the home so your eyes, ears, nose can observe and alert you to potential concerns.

Hopefully I didn’t confuse you too much.
More later if needed.


I have a process (top to bottom, outside in) in which I do not deviate. If distracted, I can easily pick up exactly where I left off.

I have a checklist which is really no more than styles and materials used in the construction of the home which also follows the SOP.

If I complete my checklist, I know with certainty a couple of things:
SoP is satisfied, I can report on all requirements
I can complete my report

This allows me the freedom to follow my process and inspect. Before leaving, I review my list and notes.
(Note: I do not do onsite reporting. I write down every defect in my own form of short hand which would be a foreign language to most)


This is exactly what I do too.

1 Like

what software are you using?