From Foundation to Roof: Understanding All Types of Code Inspections

by Nick Gromicko and Ben Gromicko

Introduction

When a house is being built or renovated, there are different types of inspections conducted that are listed and described in the code. These inspections are key to making sure a place is built to code.

When a house is being built or fixed up, the person with the permit has to tell the building department when things are ready to be checked. Then, the local inspector comes out and gives them the thumbs up or down, usually by phone, email, or a note on site. Beyond the mandated code inspections, building officials retain the authority to require additional inspections to ensure code compliance.

In the 2024 International Residential Code (IRC), the following types of inspections are listed:

Foundation Inspection (Section R109.1.1)
Plumbing, Mechanical, Gas, and Electrical Systems Inspection (Section R109.1.2)
Floodplain Inspections (Section R109.1.3)
Frame and Masonry Inspection (Section R109.1.4)
Other Inspections (Section R109.1.5)
Fire-Resistance-Rated Construction Inspection (Section R109.1.5.1)
Pre-Drywall Inspection (Not listed in the code, but are conducted here in the sequence.)
Final Inspection (Section R109.1.6)
Home Inspections (Not listed in the code, but are conducted here in the sequence.)

The code inspections are conducted by local building officials. The pre-drywall inspections and home inspections are conducted by certified home inspectors. In this article, I’m going to tell you how important home inspectors are.

Home Inspection vs. Code Inspection

Home inspectors are not code inspectors. While home inspectors don’t typically perform these official code inspections, a thorough understanding of them is crucial. That knowledge of building code and building standards, mixed with existing property inspection skills, means home inspectors can give people a really solid picture of what’s going on. They can provide comprehensive and invaluable inspection services to their clients.

Home inspectors are the trusted, neutral third party professional who educates millions of homeowners every year with unbiased opinions and incredibly deep knowledge about building science, practices, and code. Home inspectors are the most important professional that a homeowner will ever hire, and this article explains why.

Types of Inspections

Let's dive deep into the types of code inspections that listed in the code book. And we’ll be referencing the 2024 and 2021 International Residential Code (IRC). Let’s start with the foundation inspection in 2024 IRC Section R109. We’ll also be adding pre-drywall inspections and home inspections to the list. Let’s start with the foundation inspection. Access the 2024 IRC.

Foundation Inspection (R109.1.1)

The foundation inspection is typically the first inspection of the job site by a representative of the local building department. At that time, the inspector will verify that the foundation is located as shown on the approved plans and in accordance with the jurisdictional requirements for building setbacks and easements.

Where a footing system is to be used, the footing trenches must be excavated and any required reinforcing steel must be in place.
For foundation walls, the wall forms must be completely erected with the appropriate steel reinforcement placed within the forms.
Column pads, thickened slabs, and other foundation work must also be ready for inspection prior to concrete placement.
This inspection verifies proper foundation preparation and construction. It includes checks for poles, piers, trenches, forms, reinforcing steel, and thickened slabs.

In essence, this inspection ensures the home's structural base is built well without any indications of major defects.

Plumbing, Mechanical, Gas, and Electrical Systems Inspection (R109.1.2)

The electrical, gas, mechanical, and plumbing systems that are to be concealed must be inspected and approved prior to their concealment. This is referred to as the “rough-in” inspection.

The inspector checks that piping, ductwork, wiring, and gas lines are properly installed, and that systems comply with code requirements.
This "rough-in" inspection happens before walls and ceilings are covered. It verifies that these essential systems are installed correctly and safely. The effect of these systems on the structural integrity of the building must be reviewed after they are completed and ready to be covered.
After all of the trades inspections are completed, approvals are granted prior to the inspection of the framing system.

This inspection occurs before fixtures and appliances are installed. There’s an exception for the backfilling of ground-source heat pump loop systems which is allowed after testing the system, but before final inspection.

Floodplain Inspections (R109.1.3)

For any building constructed in a flood hazard area, the elevation of the lowest floor level must be established immediately after the placement of the floor system.

Documentation of this elevation is evidence of compliance. If the documentation is submitted when the lowest floor level is established and before further vertical construction, errors in elevation may be corrected at the least cost.
The elevation of the lowest floor is used by insurance agents to compute federal flood insurance premium costs. An error in the minimum required elevation may significantly increase the cost of flood insurance.
If the elevation of the lowest floor goes uncorrected, all future owners will be exposed to flood hazards and incur the additional recovery costs and insurance costs.
Documentation of elevations is required prior to the final inspection.

For homes in designated flood hazard areas, this inspection is critical. The inspection happens after the lowest floor (including basement) is placed, but before vertical construction begins. The building official requires documentation of the elevation of the lowest floor, prepared and sealed by a registered design professional. This ensures the home is built at the required elevation to minimize flood risk.

Frame and Masonry Inspection (R109.1.4)

The framing inspection is usually the final opportunity for the inspector to view all the items that will be concealed within the structure.

The inspection includes the structural framework of the building, as well as any fireblocking or draftstopping that will be contained within concealed spaces.
All electrical, mechanical, gas, and plumbing inspections must be completed and approved prior to the framing inspection.
This allows any framing members to be repaired while they are open for access.
This inspection occurs after the rough-in inspections are approved.
It verifies the structural integrity of the home's framing and masonry.
The inspector checks that the roof, framing, masonry, firestopping, draftstopping, and bracing are all correctly installed.

This inspection ensures the home's structural framework is built well without any indications of major defects.

Other Inspections (R109.1.5)

Any item regulated by the code is subject to inspection by the building official to determine compliance with the applicable code provision, and no list can include all types of work in a given building. Also, other inspections before, during, or after the rough-in could be necessary.

The building official has the authority to inspect any regulated work.
A variety of other inspections, such as those for gypsum board or insulation, may be mandated by the building department to verify compliance with the code or other city ordinances. These inspections are generally established as a result of local concern regarding a specific portion of the construction process.

The building official has the authority to make or require any other inspections to ascertain compliance with this code and other laws enforced by the building official.

Fire-Resistance-Rated Construction Inspection (R109.1.5.1)

There are a limited number of situations in which fire-resistance-rated construction is required by the code.

For example, where two or more dwelling units are located within the same structure, they are required to be completely separated from each other by a specified level of fire resistance. This is the case for two-family dwellings and townhouses.
A second example would be the proximity of the building to an adjoining property line. Code requires exterior walls located less than 3 feet (914 mm) from a property line (unless abutting a public way) to be of minimum 1-hour fire-resistance-rated construction.
If either of these conditions should occur, an inspection of the fire-resistance-rated construction is required.
The inspection for compliance with the fire-resistance requirements of the code should happen when the covering materials are in place, but the fasteners are still exposed. This allows the inspector to verify the appropriate fastener type and location based code requirements.

Where fire-resistance-rated construction is required between dwelling units or due to location on property, the building official can require an inspection of such construction after lathing or drywall are installed, but before any plastering or compound is applied, or before joints and fasteners are taped and finished.

Pre-Drywall Inspection (Not Listed in the Code)

A pre-drywall inspection, also known as a “rough-in” inspection, is a critical phase in the construction process of a new home or renovation project.

This inspection occurs after the foundation, framework, roofing, exterior covering, doors, windows, mechanical systems, plumbing, and electrical have been installed and before the insulation and interior walls and ceilings are covered.
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. In essence, a pre-drywall inspection helps ensure the home's systems are installed properly without any indications of major defects before the drywall is installed.
This inspection provides an opportunity to identify and correct any issues before they become hidden behind the interior wall, ceiling and floor coverings, where they could be challenging and costly to correct.
A pre-drywall inspection is a critical inspection performed by trained home inspectors. It could identify major problems before they’re covered up.

There’s an online “Pre-Drywall Inspection Course” offered by a tuition-free nationally-accredited college for inspectors at internachi.edu. The course is online, self-paced, and includes an open-book exam.

Final Inspection (R109.1.6)

The final code inspection occurs after all work addressed by the code is complete, but prior to anyone occupying the building.

The issues addressed in the final inspection cover all aspects of construction, including fire safety, life safety and structural safety, as well as electrical, plumbing, gas and mechanical items. All violations of the approved construction documents and permit are to be noted and the holder of the permit is to be notified of the discrepancies.
The final inspection must be approved before a certificate of occupancy can be issued.

Final inspection shall be made by the building code official after the permitted work is complete and prior to occupancy.

Home Inspections

A home inspection is a comprehensive evaluation of a home's condition, conducted by a certified home inspector. And the home can be brand new with noone living in it yet, or it can be an existing home that’s decades old. Home inspectors inspect apartments, condominium, townhouses, multi-units, rentals, pre-listings, and pre-closings.

A home inspection covers a wide range of systems, including roofing, exterior, HVAC, plumbing, hot water, structural, electrical, attic, insulation, ventilation, bathrooms, laundry, garage, kitchen, and more.
A home inspection provides a detailed report: (a) describing the home's condition as observed on the day of the inspection, (b) identifying potential issues, (c) and offering recommendations to further evaluate, monitor, and correct.
Unlike code inspections, home inspections focus on the overall condition and functionality of the home, not strict code compliance. Home inspections are not code inspections. Home inspectors can’t enforce building codes. Only the local authorities having jurisdiction can interpret the adopted and amended code that is enforced in the area in which the home is located.

Home inspections are important for buyers, sellers, renters, and homeowners.

You don't want to buy or rent a house that has problems. Right? Home inspectors teach people how homes work and explain what needs fixing.
- If you're buying, ensure your biggest investment is safe, functioning, and healthy by getting it inspected.
- If you own a house, save money by challenging contractors' unnecessary repairs by first calling your unbiased home inspector.
- If you're renting, your professional inspector can document problems for the landlord to fix before you move in.
Home inspections are performed at any time, not just during construction.
Home inspections are visual and non-invasive.
Home inspectors are generalists, not specialists or experts.

The Critical Role of the Home Inspector

Home inspectors stand as the trusted, neutral third party in the real estate process.

They possess a deep and broad knowledge of building standards, enabling them to understand the whole house as a system of interdependent parts, where one part affects many others.
Their knowledge and experience allows them to identify defects and problems that arise from a home's natural aging, wear, and tear.
Home inspectors provide unbiased opinions and educate homeowners, ensuring people are fully informed about the actual condition of their property.

Essentially, the home inspector is the professional that ties all of the other inspection types together, and then goes further by evaluating how the home is performing as a whole system. The home inspector is the most important person to the homeowner, when it comes to understanding the home.

Every home should be inspected by a certified home inspector. Why? Because not every home is built according to the highest standards. Not every home is safe and healthy. When you know what's going on in your house, you stop guessing and start knowing.

Get educated, get empowered, get inspected.
Find your local inspector by visiting www.nachi.org/certified-inspectors.

Summary and Key Takeaways for Home Inspectors

We've covered a lot about the different types of inspections, from the ones building officials do to the ones performed by home inspectors. Here’s the main thing: understanding these inspections makes home inspectors better at what they do.

First off, knowing the code inspections—foundation, rough-ins, framing, and all that—gives us a solid background on how homes are supposed to be built. It helps us see potential problems before they become big issues.

The pre-drywall inspection, that's where home inspectors can really shine. It's their chance to see everything before it gets covered up. They can catch things that others might miss, and that's a huge value for homeowners and builders. And if you want to get trained on pre-drywall, InterNACHI’s got a free course on it. Visit nachi.org.

Then, finally, there's the certified home inspection. It’s a comprehensive look at the house, covering everything from the foundation to the roof. It's about giving people a clear picture of their home's condition.

And let's be clear: the home inspector plays a uniquely vital role in all of this. Home inspectors are the ones who have to understand how all these different systems work together. They're the ones who find the defects and problems, helping people make informed decisions about their homes. They are the trusted, neutral professionals who provide unbiased opinions and educate homeowners with their deep knowledge of building standards, the conditions of existing buildings, and property maintenance.

Basically, home inspectors give homeowners peace of mind. They the ones who help them make informed decisions, whether they're buying, selling, renting, or just keeping their homes in good shape.

So, keep learning, keep inspecting, and keep providing that valuable service. Home inspectors are the most important professionals that homeowners will ever hire.