How to Conduct Post-Demolition Inspection
Once demolition strips your home to its bones, you finally see what's really there. This critical inspection reveals hidden damage, structural issues, and code violations that affect your plans and budget. Every whole-home remodel discovers something - the question is what and how much.
Expect Surprises
Nearly every renovation discovers something unexpected behind the walls. This is why you have a contingency fund. Approach this inspection with curiosity, not dread - finding issues now is far better than finding them after new walls cover them up.
Quick Summary
Inspection time
4-8 hours
Common findings
$5,000 - $25,000
Contingency use
30-70%
Why This Matters
The post-demo inspection is your last chance to identify issues before new work covers them forever. Hidden water damage, inadequate framing, outdated wiring, and pest damage are all invisible until walls come down. Addressing these issues now costs a fraction of what it would cost to discover them years later.
This inspection also validates your project plans. You may discover that planned changes aren't feasible as designed, or that opportunities exist that weren't apparent before. Structural conditions, system routes, and hidden obstacles all become visible now.
Take your time with this inspection. Don't rush into reconstruction. Every dollar spent investigating now saves ten dollars in rework later. This is exactly what your contingency fund is for.
Step-by-Step Guide
1. Gather Your Inspection Team
Don't inspect alone. Bring the right people to identify issues you might miss and provide expert assessment.
Who should attend:
- General contractor: Overall assessment, coordination
- Architect: Design implications, code compliance
- Structural engineer: If framing/foundation concerns
- Electrician: Assess existing wiring condition
- Plumber: Evaluate pipe condition and routing
- Pest inspector: If any damage was observed
2. Inspect Structural Elements
Examine all exposed framing, beams, and foundation elements for damage, deterioration, or inadequacy.
Framing Issues
- Rot from water intrusion
- Termite or pest damage
- Undersized or missing headers
- Notched or drilled improperly
- Sagging or out of plumb
- Fire damage or charring
Foundation Issues
- Cracks (vertical, horizontal, stair-step)
- Evidence of settling
- Water intrusion staining
- Efflorescence (white mineral deposits)
- Spalling or deterioration
- Inadequate footings
3. Evaluate Existing Systems
Assess the condition and adequacy of electrical, plumbing, and HVAC systems that may be staying or need upgrading.
Electrical Assessment
- Wiring type: Knob-and-tube or cloth-wrapped wiring should be replaced
- Panel capacity: Older homes often need service upgrade (100A to 200A)
- Grounding: Verify proper grounding, especially in older homes
- Previous work: Look for DIY or unpermitted modifications
Plumbing Assessment
- Pipe materials: Galvanized steel and cast iron may need replacement
- Corrosion: Check for pinhole leaks, scale buildup
- Venting: Verify proper drain venting per code
- Water pressure: Test at multiple locations
HVAC Assessment
- Ductwork: Condition, insulation, sealing
- Capacity: Will existing system handle new layout?
- Routing: Any conflicts with new floor plan?
- Equipment age: Replace during remodel if near end of life
4. Look for Water Damage Evidence
Water damage is the most common hidden problem in renovations. Check carefully for signs of past or ongoing moisture issues.
Water damage indicators:
- Staining on framing or subfloor
- Mold growth (any color, often black or green)
- Musty odors in enclosed areas
- Warped or swollen wood
- Rust stains from nails or fasteners
- Efflorescence on foundation walls
- Soft or spongy subfloor areas
5. Check for Code Violations
Previous unpermitted work often violates building codes. These issues must be corrected during renovation.
Common Code Violations
- Improperly sized headers
- Missing fire blocking
- Inadequate egress windows
- Improper electrical work
- Missing plumbing vents
- Stairs not to code
What This Means
- Must correct during renovation
- Add to project scope and budget
- May affect design plans
- Required for inspection approval
- Protects future sale and insurance
6. Document Everything
Create a comprehensive record of all findings with photographs, measurements, and notes. This documentation serves multiple purposes.
- Take photos of every issue discovered, with reference for scale
- Note location precisely (room, wall, height from floor)
- Record severity and urgency of each issue
- Document good conditions too - valuable for disputes
- Create a written summary with photos organized by category
- Share documentation with all team members
7. Get Repair Estimates
For each issue discovered, obtain repair estimates from qualified contractors. This informs budget decisions.
Typical repair costs:
- Rotted framing repair (per area)$500-$3,000
- Termite damage repair$3,000-$10,000
- Foundation crack repair (each)$500-$1,500
- Major foundation work$5,000-$25,000+
- Knob-and-tube rewiring$8,000-$20,000
- Panel upgrade (100A to 200A)$2,000-$4,000
- Galvanized pipe replacement$5,000-$15,000
- Mold remediation$2,000-$15,000
8. Evaluate Budget and Scope Impact
With repair estimates in hand, assess the impact on your project budget and scope. This may require difficult decisions.
Pro Tips
- Inspect at different times of day. Morning light reveals different things than afternoon. Evening inspection with flashlight highlights surface irregularities and subtle damage.
- Look for opportunities, not just problems. You might discover original hardwood under subfloor, unused fireplace that could be restored, or space for features you hadn't planned.
- Get issues in writing from specialists. A verbal assessment isn't enough. Get written reports that document findings and recommendations for your records and potential disputes.
- Don't panic over discoveries. Every old house has issues. Most are solvable with money and time. Focus on prioritizing and planning rather than worrying.
Common Mistakes to Avoid
Rushing through the inspection
You only get one chance to see behind the walls. Take your time - schedule a full day if needed. Every issue missed now will be more expensive to fix later when new work covers it.
Inspecting alone without specialists
You can't properly assess structural adequacy, electrical safety, or plumbing condition without expertise. Bring the right specialists even if it costs a few hundred dollars for their time.
Failing to document findings
Memories fade and details matter. Photograph everything, note locations precisely, and create written records. This documentation is invaluable for planning, insurance, and potential disputes.
Covering up issues to save money
It's tempting to ignore a problem and cover it with new drywall. This never ends well. Issues worsen over time and will eventually require far more expensive repairs. Fix problems while you have access.
Starting reconstruction before addressing issues
Don't let momentum push you past this step. Repairs must happen before new work begins. Structural, plumbing, and electrical issues are far harder to fix once new walls are up.
Frequently Asked Questions
What should I look for during a post-demolition inspection?
Key areas include: structural framing condition, foundation issues, electrical system condition, plumbing condition, water damage evidence, pest damage, and code violations from previous work. Document everything with photos.
How much should I budget for hidden issues found during demo?
Your contingency fund (15-20% of budget) is for this purpose. Common discoveries cost $2,000-$25,000 depending on severity. Nearly every remodel finds something - the question is how significant.
Should I bring specialists to the post-demo inspection?
Yes, bring your GC, architect if you have one, and relevant specialists for specific concerns: structural engineer for framing/foundation, electrician for wiring concerns, plumber for pipe issues.
What if post-demo inspection reveals major problems?
Document thoroughly, get repair estimates, review your contingency budget, and discuss scope adjustments if needed. This is exactly why contingency exists. Major problems aren't uncommon.
How long after demolition should I do the inspection?
Conduct the inspection immediately after demo is complete - within 1-2 days. Don't rush into reconstruction. Conditions are most visible now, and discoveries may change your plans.
Ready for the Next Step?
With the inspection complete and issues identified, you can now move into the structural phase. Address any foundation repairs first before beginning new construction work.