Phase Inspection – Building Envelope

The most frequent calls we receive for phase inspections are after the foundation placement, framing has concluded, and the inner and outer envelope has been installed.  As an inspection company it is too late for a phase inspection. Please follow along and see why an inspector should be contacted at the earliest possible time when you begin construction of your new dream home.

We frequently walk the construction sites of new residential builds to review the practices, standards, and material construction of current builders.  Friday evening, we were reviewing sheathing materials and techniques.  During this time, we saw an alarming discovery in the sheathing practices and material. Reviewing this image there is no sheathing. The builder used vapor barrier wrap with limited sheathing material and no cross bracing. OSB was nonexistent and around the front and back door there was limited use of fiberboard sheathing. 90% of the house was rolled vapor barrier. This was a consistent practice in multiple construction sites. They were installing the veneer in multiple houses with either brick or cement fiberboard panels.  The new homeowner will not be aware of this failure as the wall studs will be covered with outer veneer and with drywall inside.

What are the new homeowners concerns? The first and foremost the lack of sheathing will not protect against the elements and no structural support. The vapor barrier is an important integral of the sheathing but it does not provide shear strength. Adding insult to injury the sheathing was penetrated and the corrective measures taken included duct tape and spray foam. The home owner will have issues with water penetration and abnormal energy costs. Additionally, this is being constructed in an area that experiences hurricane season. We wonder at the strength of the structure when faced with hurricane force winds. We have personally seen the completely removal of the exterior and interior envelope of homes after Hurricane Ike.

An inspector will not find these issues at an inspection of these homes at closing. These new homeowners will not be aware of the issues. The 11 month warranty inspection will not be of use as well. The home inspection is limited to what is visable at the time of inspection. Fancy equipment like thermography will not see this specific issue either.

If you are building a custom home or working with a local or national homebuilder it is imperative that you have the entire process inspected to protect your financial investment.