Under Construction Phase Inspections
Inspections are in accordance to the International Code Council (ICC). Typically, the inspector is a Combination Dwelling Inspector which has passed the exams for structural, mechanical, electrical and plumbing. There is a minimum of five inspections required during the course of the construction to satisfy AHFC – Alaska Housing Finance Corporation
AHFC NEW CONSTRUCTION INSPECTION GUIDELINES
In accordance with Alaska Statute (AS) 18.56.300, residential housing constructed on or after July 1, 1992, must undergo an approved inspection process to be eligible for financing by Alaska Housing Finance Corporation (AHFC). The minimum number of inspections, documentation, and other requirements are outlined below. Residential housing located in approved municipalities as described in .08 is exempt. However, such housing is subject to the building codes adopted and enforced by the approved municipality.
INDEPENDENT INSPECTOR REQUIREMENTS
Only an authorized inspector meeting the following definition may perform the required inspections. An authorized inspector is not hired by, and has no relationship to, AHFC, nor a relationship (personally or financially) to the builder, developer, owner, real estate professional or other person that is a party to the transaction. An authorized inspector is:
- An individual who is registered under AS 08.18 to perform home inspections for new construction.
- An architect licensed under AS 08.48, an engineer licensed under AS 08.48, or such other person acceptable to AHFC who has received prior approval in writing from AHFC.
- An inspector from any governmental agency outside the State of Alaska, whose function is the inspection of prefabricated/modular units which may be transported to the State of Alaska, and who inspects prefabricated units for compliance with the AHFC construction standards. This inspector may not be an employee of the manufacturer.
A minimum of five (5) inspections is required; more may be necessary, depending on the construction methods used. An authorized inspector performs each inspection and completes AHFC Form PUR-102, Summary of Building Inspections.
A. Plan Approval: Plan review and approval is the first inspection and should be completed prior to the beginning of construction. (Refer to .11.B for the definition of “construction start.”)
B. Footings and Foundation: Footings and foundation should be supported by undisturbed natural soils or engineered fill that complies with the applicable state building code. Footings and foundation construction should be capable of accommodating all loads and of transmitting the resulting loads to the supporting soil according to the applicable state building code.
1. Footings: Exterior walls should be supported on continuous solid or fully grouted masonry or concrete footings, wood foundations, or other approved structural systems. An inspection is made after excavations for footings are completed and any required reinforcing steel is tied in place. When applicable, ground cable should be installed.
2. Foundation Inspections may vary depending on the type of construction and the supporting soil. The foundation inspection includes, but is not necessarily limited to, an inspection of the foundation’s reinforcement, depth, drainage, anchorage, elevation, backfill, and waterproofing or damp-proofing.
C. Rough-In Inspections (Framing, Electrical, Plumbing, and Mechanical)
1. Framing: Interior and exterior walls should be constructed according to the type of material used as specified in the state building code. The framing inspection should be made after all electrical, plumbing, and mechanical rough-in has been inspected and all ducts, chimneys, hold-downs and shear walls are installed and framing is complete. Pre-assembled walls must be ICC listed. The manufacturer must comply with ICC’s quality control requirements, continuing to keep the wall assemblies listed, as long as the wall assemblies are used in new construction. Either the manufacturer of the pre-assembled walls or the contractor using them must provide the authorized inspector with a copy of the third-party evaluation report on the wall assembly. The authorized inspector must verify that each wall assembly is, at a minimum, stamped with: 1) the name and address of the manufacturer and 2) the third-party evaluation report number.
2. Electrical: The electrical inspection includes an examination of the materials, components, and electrical equipment installed. All rough wiring for the structure and the electrical service is inspected at the same time. Rough-in inspection includes, but is not necessarily limited to, all wiring within the walls, all circuit breakers, panel boards and ground splices terminated by mechanical means. The inspection takes place after all wiring systems, including the ground conductor, have been installed in approved boxes, cabinets, and service equipment. Switches, receptacles and fixtures should not be installed at the rough-in.
3. Plumbing/Mechanical: In accordance with the state building code, the plumbing and mechanical systems are inspected prior to covering or concealing any portion of the system. The inspection takes place after the installation of all water piping, drain, waste vent piping, fuel gas piping, HVAC ducting, range, dryer and bath exhaust ducting, furnace, boiler, water heater, unit heaters, and/or other fuel fired appliances and their venting system. Also in accordance with the state building code, water or air pressure testing is required on all water, drain, waste and vent piping. Air pressure testing is required on all fuel gas piping.
D. Insulation and Vapor Barrier: Generally, the insulation/vapor barrier inspection is completed after the rough-in framing, electrical, plumbing and mechanical inspections are approved, all insulation has been installed in ceilings and walls, and all vapor retarder is in place and sealed. The authorized inspector must also have adequate access to determine compliance with Alaska Building Efficiency Standard (BEES).
E. Conditional Approval: Conditional approval is acceptable only when unfinished items cannot be completed due to weather or other delays beyond the builder’s/contractor’s control. Conditioned items must not pose a risk to health or life/safety. The lender is responsible for ensuring timely completion of the work and obtaining final documentation.
F. Final Approval: Generally, the final inspection takes place when a residential unit is 100% complete. All health or life/safety items must be addressed and the final inspection performed prior to occupancy.
Hello! Thank you so much for your wonderful service. You were so thorough and enthusiastic about your work. The inspection report was very clear and easy to understand. We are currently working out an agreement with builder. I believe he has agreed to repair just about everything on it. We do not have any questions as of now, but feel comfortable asking you if any arise. And we will most definitely be recommending you. Thank you again for your service.Brandon and Savannah Montano