What I'm Seeing Now

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Pre-Drywall Is The Only Time To See Proper Weight Transference!

In my opinion, one of, if not THE, most important things to see pre-drywall is load transference.  And pre-drywall is the only time to see proper weight transference!

I was impressed to conduct a pre-drywall inspection in a house WITH SO MANY THINGS DONE RIGHT that I could use it as a model to teach home inspectors how to do a pre-drywall inspection and what to look for!

It was clean as a whistle, all three floors.  Things were square and strapped and solid and marked.  Impressively so.

Finding three major load points from top to bottom I look for two things - it is solid, including any necessary continuous path strapping, and does it rest onto a solid point of concrete foundation wall or steel beam.

These are two of the three points I saw in this house.  They both fall onto foundation walls.  The load of the span is transferred onto a steel beam, with its ends properly inserted into and supported by the foundation wall too.

In today's construction buyers want open air.  They want large rooms with open space.  This is quite different from construction even 25 years ago. 

Providing that requires particular construction and materials.

One such open space in this house is on the upper level.

You can see it here at the top of the stairs.

That is a Para-laminate beam, composed of strands of wood pressed tightly together with weight, heat and glue, which is very strong.

It is perfect for this span of many feet of open hallway and upper-level landing.

It is supported by a multiple-stud arrangement of six studs.

Which all come down to a particularly-important point which the supervisor pre marked here!

This is measured correctly when seen from underneath!

What does it rest on in the basement?

Steel beam and column arrangement!

It could not be better measured or more solid.

Overall this is exactly how the architect drew up the specs and they have been translated into 3-D by this supervisor on site every day.

I knew walking into this house that it was going to be a boring (meaning well done!) house and that the clients were going to hear a lot of good things from me.  They did. 

And after speaking with the supervisor, who was just as impressive as his house, I was happy for my clients.  When I described a couple of my initial impressions the supervisor, John, said, "Oh, you have never seen an Augustine Home before?"  He knew they are doing it right!  He is doing for others what he would do for himself.

My recommendation:  this was a very fun inspection.  The clients came away with good feelings.  The supervisor did not come back worrying about what things I found.  This house has inspired a post about what good things to look for on a pre-drywall inspection.  In the future, when clients call, I will simply refer them to that post to see what a pre-drywall inspection should entail.  And it will all be from the same house!

 

 

 

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia.

Office (703) 330-6388   Cell (703) 585-7560

www.jaymarinspect.com


Comment balloon 20 commentsJay Markanich • February 08 2013 03:59AM

Comments

This does not happen very often!! Keep up the good work and good luck in 2013,  E

Posted by Ed & Tracy Oliva, The Oliva Team Arizona Agents (West USA Realty - Arizona) over 7 years ago

Thanks E&T.  This was a very fun inspection.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) over 7 years ago

Morning Jay if it meets your approval it must be some kind of good if not great job but wait that is what they

are getting paid for right?  Nice to see a job well done. 

Posted by James Dray, Exceptional Agents, Outstanding Results (Fathom Realty) over 7 years ago

I like Augestine builders a lot.  They have built many of the luxury golf course communities in Stafford County.

Glad to see a positive new home report. 

Posted by Lenn Harley, Real Estate Broker - Virginia & Maryland (Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate) over 7 years ago

The home buyers are the boss James, and in this case the employee is earning his money!

I don't remember inspecting them before Lenn.  The post about how to do a pre-drywall will be long, but fun.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) over 7 years ago

The last Augustine Homes we sold was to a lady working for STATE DEPT who bought the home SIGHT UNSEEN.  We, my Stafford County partner and I monitored the construction and everything for her. 

It was a fabulous house and a fabulous builder.

Posted by Lenn Harley, Real Estate Broker - Virginia & Maryland (Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate) over 7 years ago

Well, if it's the one pictured in your reblog I could move into the basement and she wouldn't know I was there!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) over 7 years ago

Yeah!  A happy post about a pre-drywall inspection. And I am sure that this builder does not cringe when a buyer wants to do a pre-drywall inspection. I have a feeling that if you did find something, they would fix it!

Posted by Kathryn Maguire, Serving Chesapeake, Norfolk, VA Beach (GreatNorfolkHomes.com (757) 560-0881) over 7 years ago

Hi Jay:

Your post opened my eyes.  I will represent a local builder this year on a minimum two starts.   This will be my first encounter with homes that aren't already built. Is it up to a buyer or buyer's agent to request a pre-drywall inspection, or is this something a builder should promote and encourage?

Posted by Randy Hilman REALTOR® Associate Broker, Guide & Mentor to Home Buyers & Sellers (Randy Hilman Homes) over 7 years ago

Isn't that great Kathryn?  I LOVE writing posts like this.

Randy - there is so much to look for pre-drywall it is hard to write about it.  But don't minimize the importance of the inspection.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) over 7 years ago

Jay, that must have been a pleasurable experience. Kudos to the Augustine Home builders.

Posted by Michael Setunsky, Your Commercial Real Estate Link to Northern VA over 7 years ago

Thanks again Jay.  I would love such a report on builders in our area.  I am not sure that too many buyers have a professional pre-drywall inspection.  Typically what is the cost range of that type of inspection?

Posted by Kimberly Thurm, Broker / Relocation Consultant ABR, CRS, GRI, SFR (Berkshire Hathaway HomeServices KoenigRubloff, Naperville, IL) over 7 years ago

I love your point about the basement Jay, way too many times I see remodels where they change walls etc and do put new headers and support in but its only carried by the floor.....it has to transfer all the way to the ground, pretty simple concept but so many dont get it.  Very nice job by that builder.

Thanks

Posted by David Niles (Niles Real Estate Investments www.NilesREI.com) over 7 years ago

Jay -- it is great to get an update from you, that is showing the positive process of building properly, instead of only problems.

Posted by Steven Cook (No Longer Processing Mortgages.) over 7 years ago

Mi amigo Jay, otro día perfecto en la vecindad. Lo amo cuando un plan viene junto.

With all the corners being cut today, it's great to hear that there are still a few good guys out there doing it right!

Posted by Suesan Jenifer Therriault, "Inspecting every purchase as if it were my own". (JTHIS-Professional Home Inspection Team) over 7 years ago

Great post, Jay. Builders should not be afraid to have inspections done on their work. I have been around too many in the past who absolutely bristle at the idea of having independent inspections done during the course of construction. On the other hand, the best builders in my area welcome an opportunity to show off their craftmanship, from footings to fixtures. And, home inspectors know who they are.

Posted by Mike Schmidt, Buy, sell and invest Indy real estate (Schmidt Realty Group) over 7 years ago

Seems like a great company Mike.  I am still impressed!

This won't be the only post Kimberly.  And my pricing is on my website.  I am one of the few to post pricing there!

David - that is the point, and the meaning of the word "foundation!"

Steven - I think so too!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) over 7 years ago

El plan que se advanza me gusta a mi también Sue.  There are still some good guys!

Mike - they seem to be making it harder and harder to have an inspection.  I agree, they should welcome it!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) over 7 years ago

I like those boring inspections too. I get more excited when I see good work than bad. 

Posted by James Quarello, Connecticut Home Inspector (JRV Home Inspection Services, LLC) over 7 years ago

We had a very animated conversation Jim.  I tease people about it being a boring inspection, but from their point of view it's terrific!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) over 7 years ago

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