Guide · Calgary new builds
Pre-Drywall Inspection Guide
The most important inspection you'll never see. What to check before the walls close up and hide everything forever.
Why This Inspection Matters Most
The pre-drywall inspection is your only chance to see the "bones" of your home - framing, electrical, plumbing, HVAC, and insulation. Once drywall goes up, these systems are hidden for 50+ years. Issues found now cost hundreds to fix. After drywall, they cost thousands.
Getting Access
Not all builders allow pre-drywall inspections, but many do if you ask. Some builders actively encourage it as a quality control measure. Check your purchase agreement or ask your sales rep about scheduling a "framing walk" or "pre-drywall visit." If your builder refuses, that itself is a red flag worth considering.
When to Schedule
Timing is Critical
The pre-drywall inspection window is short - typically just a few days between when rough-in work is complete and when drywall installation begins. Stay in close contact with your builder to know when this stage is approaching.
Ideal Timing
After all rough-in inspections pass, before insulation goes in exterior walls
Acceptable Timing
After insulation but before drywall - harder to see some items
DIY vs Professional Inspection
Do It Yourself
Best for: Knowledgeable buyers, lower-cost homes, supplementing professional inspection
- + No cost
- + You learn your home
- - May miss code issues
- - Less credibility with builder
Professional Inspector
Best for: Most buyers, especially first-time, homes over $500K
- + Trained eye catches more issues
- + Knows building code
- + Written report has credibility
- + Worth the $400-600 investment
What to Bring
Documentation
- Smartphone/camera
- This checklist (printed)
- Notepad and pen
- Blue tape for marking
Visibility
- Bright flashlight
- Headlamp (hands-free)
- Step stool or ladder
Safety
- Hard hat (often required)
- Closed-toe boots
- Safety glasses
Complete Pre-Drywall Checklist
Framing & Structure
The skeleton of your home - once covered, structural issues become extremely expensive to fix
Wall studs are straight and properly spaced (16" or 24" on center)CRITICAL
Warped studs cause wavy walls and drywall cracking
Headers above windows and doors are properly sized
Undersized headers can sag, affecting doors and windows
Load-bearing walls have proper support to foundationCRITICAL
Critical for structural integrity of your home
Floor joists are level and properly supported
Uneven joists cause squeaky, bouncy floors
Blocking installed between joists for subfloor support
Prevents future floor problems
Roof trusses properly aligned and connectedCRITICAL
Misaligned trusses cause roof problems
Fire blocking installed at required locationsCRITICAL
Code requirement for fire safety
No damaged or cracked lumber in structure
Compromised lumber weakens structure
Electrical Rough-In
All wiring, boxes, and panels before they're hidden forever
Electrical panel properly sized for home's needs
Undersized panels limit future expansion
Wire gauge appropriate for circuit amperageCRITICAL
Undersized wire is a fire hazard
Junction boxes properly secured and accessible
Loose boxes cause future problems
Outlet boxes at correct height and spacing
Code requires outlets every 12 feet minimum
Kitchen has dedicated circuits for major appliances
Refrigerator, microwave, dishwasher need separate circuits
Bathroom and kitchen outlet locations for GFCI
Safety requirement for wet locations
Smoke/CO detector wiring in required locationsCRITICAL
Life safety requirement
Exterior wiring protected with proper conduit
Exposed wire deteriorates quickly
Low voltage wiring (data, cable, speaker) properly routed
Harder to fix after drywall
Plumbing Rough-In
All pipes, drains, and water lines before walls close up
Supply lines properly supported and secured
Unsupported pipes bang (water hammer) and leak
Drain pipes have proper slope (1/4" per foot)CRITICAL
Improper slope causes slow drains and clogs
Vent stack extends through roof properly
Improper venting causes drain problems
P-traps located correctly for all fixtures
Required to prevent sewer gas entry
Water heater location allows for proper venting
Gas water heaters need adequate combustion air
Washing machine box at correct height with shutoffs
Convenience and flood prevention
Hose bibs have proper frost-free installationCRITICAL
Critical for Calgary winters
Gas lines properly sized and securedCRITICAL
Gas leaks are extremely dangerous
No contact between copper and steel pipes
Galvanic corrosion causes leaks
HVAC Rough-In
Ductwork, furnace placement, and ventilation before it's inaccessible
Ductwork properly sized for home's heating/cooling needs
Undersized ducts reduce efficiency significantly
Ducts properly supported - NOT touching subfloorCRITICAL
Touching subfloor causes squeaking noises
Supply registers located for optimal air distribution
Poor placement causes hot/cold spots
Return air ducts sized and located properly
Insufficient return air reduces efficiency
Bathroom exhaust ducts routed to exterior (not attic)CRITICAL
Interior venting causes moisture damage
Kitchen range hood duct routed to exterior
Must vent outside, not into attic
Dryer vent run is short and direct as possible
Long runs cause lint buildup fire hazard
HRV/ERV ducting properly connected
Critical for Calgary's tight homes
Furnace has adequate combustion air supply
Required for safe operation
Insulation & Air Sealing
Your home's thermal envelope - energy efficiency depends on this
Vapor barrier properly installed on warm sideCRITICAL
Wrong side causes condensation problems
All penetrations air sealed (wires, pipes, ducts)
Major source of air leakage and heat loss
Exterior wall insulation correct R-value
Calgary requires minimum R-22 for walls
No gaps or compression in batt insulation
Compressed insulation loses effectiveness
Rim joist area properly insulated and sealedCRITICAL
Common heat loss location
Attic access opening properly insulated
Major heat loss point if missed
Knee walls (bonus rooms) properly insulated
Often poorly done, causes comfort issues
Garage-to-house wall properly air sealedCRITICAL
Required for fire safety and air quality
Windows & Doors
Proper installation and flashing before exterior finishes
Window rough openings properly sized and square
Wrong size causes operational problems
Window flashing tape properly installedCRITICAL
Critical for water management
Sill pan or proper drainage at window base
Prevents water intrusion at sill
House wrap properly integrated with window flashing
Creates continuous drainage plane
Door frames plumb and square
Out-of-square frames cause operational issues
Exterior door thresholds properly flashed
Common water intrusion point
Common Issues We See
HVAC Ducts Against Subfloor
One of the most common issues. Ducts that touch the subfloor will cause squeaking and popping noises whenever anyone walks above. Easy to fix before drywall, expensive nightmare after.
Missing Fire Blocking
Fire blocking between floors and in wall cavities is code-required to slow fire spread. Often missed or incomplete. Critical safety issue that's invisible after drywall.
Poor Air Sealing at Penetrations
Every wire, pipe, and duct that passes through the building envelope needs to be air sealed. Often skipped or poorly done, causing drafts and energy loss you'll pay for every month.
Bathroom Exhaust Venting to Attic
Code violation that causes serious moisture damage in attics. The duct must extend all the way to an exterior termination point. Easy to verify before drywall, hidden after.
Improperly Sized Headers
Headers above windows and doors need to be sized for the span. Undersized headers can sag over time, causing windows and doors to stick or not close properly.
What Happens If You Find Issues
1. Document Thoroughly
Photograph every issue with context shots showing location in the home. Note the specific location and what the concern is. Blue tape helps mark issues for follow-up.
2. Report in Writing
Send findings to your builder in writing (email with read receipt). Include photos and request written response on how each issue will be addressed before drywall installation.
3. Request Verification
Ask for photos or brief site visit to verify corrections before drywall goes up. Once covered, you lose the ability to verify repairs were made properly.
4. Escalate if Needed
If builder refuses to address code violations, contact your warranty provider and consider notifying the municipal inspector who signed off on the rough-in inspections.
Bottom Line
The pre-drywall inspection is arguably the most important inspection in the entire home buying process. Everything you're looking at will be hidden for the next 50+ years. Issues that cost $100 to fix now will cost $5,000+ after drywall is up.
Whether you do it yourself with this checklist, hire a professional, or both - don't skip this step. A few hundred dollars for a professional inspection is nothing compared to the cost of hidden defects in a $600,000+ home. Even if you can't identify every issue, you'll know your home better and have documentation if problems arise later.
Ask your builder about scheduling access. If they refuse, ask yourself why they wouldn't want you to see the work before it's covered up.
Source note
- Sources
- Jurisdiction
- Alberta, Canada (Calgary and surrounding municipalities)
- Applies to
- New construction homes purchased from a builder in Calgary and the surrounding Alberta municipalities.
- Last reviewed
- 2026-09-03
- Limitations
- General information written for Alberta buyers. It does not describe any specific builder's contract, any specific lot, or your financial situation.
- What you should verify
- The exact wording of your purchase agreement, the builder's current incentive sheet, warranty enrolment for the specific home, and any figure you intend to rely on.
Browse every guide in the learning centre, or start with how new build construction works in Calgary.