Final Rough In and Drywall

So after some amount of time, probably a time longer than you anticipated at the beginning, you reach a Final Framing Inspection sign off by the county.

In Florida here along 30-a this final sign off comes after inspections of how your doors and windows are attached, whether your sheathing is properly installed according to wind rules, your plumbing, electric and HVAC rough in is completed and in this case the fire sprinkler system is roughed in.

Remember here in Florida we have hurricane rules.   There is so much galvanized and stainless steel bolting, strapping etc. you would be amazed.  Here the incremental cost to build a home just for the metal work required for our code can be between $25,000 and $50,000 depending on your proximity to the ocean.


Rough in only goes as well as the people that do it.  I am so pleased that over the 5 years I have been here I have met the best subs  bar none.  Many may disagree, but when you find proper pricing and proper work that never fails...search no more.

Here you see some FLEX HVAC.  The home has 3 HVAC units.   Once the sheetrock is done and finished and the first PRIME coat of paint is on, the air handlers and the exterior compressors will be installed and we will run temporary power to them to get the house environmentally controlled for interior FINE detail finish.

You also have electric which is very fun for me.   The people I use know that in the field things kind of get done the real way.   The cans and switching patterns are very important and that is more than just a builder.  You have to have a real good feel for how the home is going to be decorated and where the furniture will go and how the trim package will look before you can just go with the electric drawing.   You need to think about how people enter rooms and leave them making sure that there are multiple points to turn on lights and fans and such.

Placing the cans is also important in areas like the baths and kitchens.  Where your cabinets are going to be is critical.  More importantly, if you want to move fast when the interior is turned over for drywall, you better already have all your designs.   Knowing if you are going to build in a microwave and where it will go can save you  money if you know now where to put the plug.

When the green light comes, and you better anticipate it pretty well, the same day or the next day you want insulation to start.   I had the insulation trucks there ready to go when the final was given.  Having a working relationship with the county code inspectors helps.   Being willing to call them out when you know you won't pass so you can get the precise corrections they require done is important.  It is $30 well spent.  In addition, if you have missed something in framing that will be a big issue in certificate of occupancy, now is the time to ask those questions or point out those areas where you might be pushing the envelop a bit.

When you finally finish foam or batt insulation, you are ready for drywall.  Hopefully you are smart enough to have planned with the team that will do it when they can start and how they will get it done.   That way you can move right away.  Foam insulation was being blown into the final shear wall at the garage common wall and under the first floor as the drywall material for the job was being hoisted into the huge 4 story structure floor by floor.  They started hanging the next day February 9, 2016.  They started mud finish work on February 15, 2016.   The mud and finish will be ready for paint prime coat and all first color coats by February 25th.   That day the interior doors will arrive ready for install.  A good supervisor can keep all this work moving along without any interruption, and can give the contractors the space they need to be effective.

Always give your dry wall crew the whole house until they are done, then give the painter the whole house for the first prime coat.  At this point you can begin to waterproof the showers etc and build out custom mud pans.   Some trim work might begin like installing wood window returns, a simple, tedious, but necessary step in trim that does not really bother dry wall finish that much.

Hopefully you end up here and then on June 26th your first guests will be welcomed to luxury.

Let me know if you want to know exactly how this i$ done down here and how much it will co$t.  The real CO$T not the crazy co$$$t!