Picture your new Scottsdale home before the walls close. This is your best chance to see the bones, confirm quality, and prevent problems you cannot see later. A focused pre-drywall walkthrough helps you catch issues early, align with the builder, and protect your investment. In this guide, you’ll get a clear, Scottsdale-specific checklist, what to bring, which documents to request, and when to consider a third-party inspection. Let’s dive in.
Why pre-drywall matters in Scottsdale
Scottsdale’s hot desert climate and summer monsoon season make proper weatherproofing, roof details, and HVAC installation especially important. Intense sun, wind-driven rain, and heat test flashing, underlayment, attic ventilation, and condensate lines. Local soils can include expansive clay and caliche, so correct foundation work and site drainage are essential for long-term performance.
Before drywall, you can still see framing, mechanical, electrical, and plumbing routes. You can also confirm that required rough-in inspections were approved by the City of Scottsdale or Maricopa County, depending on jurisdiction. This is the moment to document what you see and get corrections on the builder’s schedule.
What to bring and how to prepare
- Flashlight, camera or phone for timestamped photos and video, tape measure, and notepad.
- Your floor plan and options sheet to verify outlet, switch, and fixture locations.
- A clear agenda and 60 to 90 minutes with the builder’s superintendent present.
- A simple folder to collect permits, inspection logs, and test reports.
- Safety mindset: follow the builder’s access instructions and stay off unsafe areas.
Pre-drywall checklist by trade
Use these quick checks to guide your walkthrough. Photograph any concerns and note location, date, and who was present.
Structural and framing
- Look for damaged or twisted trusses or rafters, and verify installation matches the plan.
- Confirm headers are sized and supported, and load paths are visible to bearing points.
- Check anchor bolts, hold-downs, clips, and straps are present and appear tight where required.
- Verify openings are square and flush with sheathing, and blocking or bridging is in place.
- Confirm fire blocking or draft stops are present where needed and identified for sealing.
Exterior weatherproofing and envelope
- Check exterior sheathing and that the water-resistive barrier is continuous and taped at seams.
- Verify window and door flashing is integrated with the WRB and sill pans are present.
- If stucco lath is installed, look for proper attachment and weep screed placement.
- Inspect roof underlayment, roof-to-wall flashing, and roof penetrations for proper detailing.
- Confirm all exterior penetrations are sealed or noted for sealing before insulation.
Plumbing rough-in
- Verify PEX, CPVC, or metal pipes are supported and protected with sleeves or plates where they pass through framing.
- Look for visible slope on drain lines and proper routing of vent stacks.
- Note shutoff locations and fixture rough-ins for future access.
- Request water and gas pressure test documentation and check for any visible leaks.
- Ensure gas lines are supported, properly capped, and documented with a pressure test if available.
Electrical rough-in
- Confirm outlet, switch, and junction boxes are flush with the framing and at planned heights.
- Check cable staples and nail plates protect wires near stud edges and at box entries.
- Note grounding and bonding conductors where visible.
- Verify panel, subpanel, and meter rough locations are accessible.
- Confirm wiring for smoke and CO detectors is in place and that dedicated circuits are routed for major appliances.
HVAC and mechanical
- Inspect duct routing for support and sealed seams; avoid crushed or kinked flex runs.
- Confirm supply and return openings match the plan and are not blocked.
- Check condensate drain lines have proper fall and terminate at an approved location.
- Verify refrigerant line sets are insulated at walls and penetrations.
- Note the AC equipment pad location and that elevation sits above finished grade to help avoid monsoon flooding.
Insulation and energy-efficiency items
- Confirm attic baffles at eaves to keep soffit vents clear and maintain ventilation.
- Check that ridge, gable, or soffit vents are roughed in per plan.
- Review rough openings for windows and doors for consistent dimensions and flashing integration.
- Ask for energy compliance documents such as REScheck and HVAC load calculations like Manual J. If a radiant barrier is specified, verify location and product against the plan.
Fire safety and code items
- Confirm fire blocking and draft stops are installed or identified for sealing.
- Check garage to house separation details and the door rough opening to living space.
- Look at attic and soffit penetrations for proper fire-block planning around chases.
Site and drainage
- Review rough grading to confirm water drains away from the foundation.
- Note swales, drain inlets, and pad elevation versus street to reduce pooling risk.
Common punch-list items in Scottsdale
These items are often caught at pre-drywall and should be addressed before insulation:
- Missing or incomplete window flashing and sill pans that can invite monsoon rain intrusion.
- Weak roof-to-wall flashing, parapet details, or penetrations that can leak under wind-driven rain.
- Blocked soffit vents or missing attic baffles that reduce ventilation.
- Uninsulated or poorly insulated refrigerant lines at penetrations.
- Unsealed duct seams or loose flex connections that increase leakage.
- Plumbing lines too close to exterior sheathing without protection plates.
- Electrical boxes set back too far from the future drywall plane.
- Gaps at window and door framing that need sealing before drywall.
- Improper anchor bolt spacing or embedment.
- Poor slab edge or grade transitions that may cause water pooling near the house.
Paperwork to request at pre-drywall
Ask for copies and note dates and the inspector or supervisor’s name.
- Building permits and inspection logs showing rough framing, electrical, plumbing, and mechanical approvals.
- Framing inspection sign-off and any correction notices.
- Water and gas pressure test reports and any early duct leakage or HVAC commissioning tests if provided.
- Soils report, compaction test results, and foundation inspection sign-offs.
- Energy compliance certificate such as REScheck, plus HVAC sizing and duct design if available.
- Product data and warranty sheets for roofing, windows, HVAC, stucco, water heater, and more.
- Termite or pest pretreatment documentation and warranty details.
- Builder warranty documents, start date explanation, and any change orders that impact layout or rough-ins.
- Subcontractor and installer list plus your superintendent’s contact for follow-up.
When to hire a third-party inspector
Consider bringing in an independent inspector if you want a written report to support corrections, your home includes complex systems, or you are not comfortable evaluating rough-in work. A general pre-drywall inspection typically ranges from 300 to 700 dollars depending on size and scope. Trade specialists, such as a licensed electrician, plumber, HVAC contractor, or structural engineer, can be added for specific concerns.
Look for inspectors with experience in new construction and familiarity with local codes and practices. Memberships or certifications from established organizations can be useful indicators of training and standards. Balance the cost with the value of a timestamped report that documents issues before drywall covers everything.
Walkthrough protocol and advocacy tips
- Schedule the walkthrough when the superintendent and trade leads can attend.
- Have your agent with you to help organize notes and align on next steps.
- Photograph each issue with a closeup and a wide shot for context, then label every image.
- Put correction requests in writing and ask for acknowledgement with a timeline.
- Request a dated pre-drywall punch list from the builder and keep copies of all messages.
- For anything that appears structural or safety related, pause and consider a specialist review.
What happens after the walkthrough
Not everything can be fully tested at this stage. Some performance checks, such as electrical under load and final duct leakage, occur later. Your builder may have a standard warranty process, so documenting items now helps establish a clear timeline. Always confirm that local code inspections are complete, but remember that code approval does not replace your right to independent quality review.
Ready for a smooth Scottsdale new build?
A focused pre-drywall walkthrough puts you in control, protects long-term durability, and supports a smoother close. If you want a calm, concierge experience from contract to keys, the NEWHAUS Real Estate Team can help you plan your walkthrough, align with builder milestones, and keep the details organized so you can enjoy the process.
FAQs
What is a pre-drywall walkthrough and when does it happen?
- It is a site visit after framing and rough mechanical, electrical, and plumbing work are complete but before insulation and drywall, which is the ideal time to review quality and request corrections.
Why is pre-drywall especially important in Scottsdale’s climate?
- Heat, intense sun, and monsoon storms stress flashing, roof underlayment, attic ventilation, HVAC components, and condensate drains, so correct installation now reduces future leaks and efficiency losses.
What documents should I ask the builder for at pre-drywall?
- Request permits and inspection logs, pressure test reports, framing sign-offs, soils and compaction results, energy compliance documents, HVAC sizing, product warranties, and termite pretreatment records.
Should I hire a third-party inspector for a new build?
- Consider it if you want an independent report, have a complex home, notice repeated issues, or want stronger leverage for corrections; typical general inspection fees range from 300 to 700 dollars.
What tools do I need for the walkthrough?
- Bring a flashlight, camera or phone for timestamped photos, tape measure, notepad, and your floor plan and options sheet, and schedule 60 to 90 minutes with the builder’s superintendent.
What are the most common issues found before drywall?
- Frequent items include missing window flashing and sill pans, roof-to-wall flashing gaps, blocked soffit vents, unsealed duct seams, uninsulated refrigerant lines, and misaligned or recessed electrical boxes.
