The $5,000 Mistake Hiding in Your Attic: Why You Need Both a Pre-Drywall and Final Home Inspection
Three years ago, we inspected a new home during its pre-drywall phase. It was a beautiful build in progress — framing was solid, mechanical systems were being installed, and everything was on track. But we never heard from the client again. He didn’t schedule the final inspection.
Fast forward to today: he’s selling the home, and during the buyer’s inspection, it’s discovered the attic insulation was never installed.
No insulation. For three years.
Let that sink in.
This wasn’t just a paperwork oversight. It’s a major energy efficiency issue, a comfort issue, and — for the current homeowner — a $5,000 surprise expense. That’s how much it will cost him to make it right now. This doesn’t include the wasted heating and cooling costs over the years.
And it could have been avoided with one phone call.
What is a Pre-Drywall Inspection Good For?
A pre-drywall inspection is like looking under the hood before the engine gets sealed shut. It’s the only time we can see what’s inside the walls — wiring, plumbing, ductwork, framing, flashing, and insulation prep — before they’re hidden behind drywall forever.
It’s essential. But it’s not the whole story.
Why You Still Need a Final Inspection
Once the drywall goes up, the house starts to look like a home. But looks can be deceiving. The final inspection is when we confirm that what was supposed to happen, actually did. Things like:
Skipping this step is like assuming the plane is ready for takeoff because the cabin looks nice — without checking if there’s fuel in the tank.
The Cost of "Almost Finished"
In this case, our client got the inspection that caught the things behind the walls, but missed the one that confirms the job was finished right. Now, he’s holding the bag for something that wasn’t his fault — but became his problem.
When you build a home or buy a new construction, you're not just checking boxes — you're protecting your investment.
The Takeaway
Don’t stop halfway. A pre-drywall inspection is step one. A final inspection is the finish line. Together, they make sure your dream home doesn’t come with a surprise repair bill down the road.
If you’re building or buying, let us walk with you from foundation to finish. Because peace of mind doesn’t come in phases — it comes from full protection.