Here is a primer on how to understand construction drawings which can help in understanding more about phase inspections, etcetera.
Also, for additional learning, click on some of the hot links embedded into the article. For example, wall framing, footings, insulation, etc.
Awesome! Thanks for sharing Larry
JLC’s article is a good 30,000 feet overview of a very important but difficult subject. It’s been my experience less than 10% of residential contractors fully understand architectural plans. Homeowners that understand the significance of a detailed set of architectural plans and know how to read them is probably less than 1%.
Anyone, including home inspectors, that offers construction phase inspections IMO must have:
When construction issues occur, and they will, everyone is pointing fingers at each other. To minimize confusion, fist fights and lawyers you need to have everyone sit down at a preconstuction meeting to go over plans, responsibilities, including a discussion on how changes are handled. I could go on and on, but I want to leave you with this: If the construction when as planned people usually ask who was the contractor. If things go to hell in a hand basket they only want to know who was the inspector.
This is excluded from my phase inspection because a technically exhaustive review is impossible for the few pennies people are willing to pay. Furthermore, I am not interested in paying for any deviance between the plans and the final as-built home. Not to mention change orders, etc.
How do you navigate this?
When someone calls and me to do a phase inspection, I ask two basic questions:
1.) Do you have a complete set of architectural plans? If the answer is NO I don’t take the job.
2.) Have they already signed a contract provided by the contractor? If the answer is YES I say sorry I can’t help you.
Unfortunately, 99% of the time they fail on one or both of these basic questions. I will offer a final punch list inspection before the final draw, if they were smart enough to have held back partial payment.
Exactly…
I will say to inspectors, there is plenty that can be done to protect your clients. Be sure to manage expectations.
Thanks Larry!
Having started in the building industry at a young age, I found it mandatory to take an ICS course in blueprint reading and design and surveying at a young age of 23. It helped me tremendously throughout my career in commercial and industrial building as a supervisor.
I would not hesitate to recommend a blueprint reading course 101 to any inspector starting out that does not have much construction background.
I would add training on reading engineered truss shop drawings.