The Profession of Building Inspection

The Work

Construction and building inspectors examine the construction, alteration, or repair of buildings, highways and streets, sewer and water systems, dams, bridges, and other structures to ensure compliance with building codes and ordinances, zoning regulations, and contract specifications. Building codes and standards are the primary means by which building construction is regulated in the United States to assure the health and safety of the general public. Inspectors make an initial inspection during the first phase of construction, and follow-up inspections throughout the construction project to monitor compliance with regulations. However, no inspection is ever exactly the same. In areas where certain types of severe weather or natural disasters are more common, inspectors monitor compliance with additional safety regulations designed to protect structures and occupants in these events.

Building inspectors inspect the structural quality and general safety of buildings. Some specialize—for example, in structural steel or reinforced concrete structures. Before construction begins, plan examiners determine whether the plans for the building or other structure comply with building code regulations, and if they are suited to the engineering and environmental demands of the building site. Inspectors visit the work site before the foundation is poured to inspect the soil condition and positioning and depth of the footings. Later, they return to the site to inspect the foundation after it has been completed. The size and type of structure, as well as the rate of completion, determine the number of other site visits they must make. Upon completion of the project, they make a final comprehensive inspection.

In addition to structural characteristics, a primary concern of building inspectors is fire safety. They inspect structures’ fire sprinklers, alarms, and smoke control systems, as well as fire exits. Inspectors assess the type of construction, building contents, adequacy of fire protection equipment, and risks posed by adjoining buildings.

There are many types of inspections and inspectors. Electrical inspectors examine the installation of electrical systems and equipment to ensure they function properly and comply with electrical codes and standards. They visit work sites to inspect new and existing sound and security systems, wiring, lighting, motors, and generating equipment. They also inspect the installation of the electrical wiring for heating and air-conditioning systems, appliances, and other components.

Mechanical inspectors inspect the installation of the mechanical components of commercial kitchen appliances, heating and air-conditioning equipment, gasoline and butane tanks, gas and oil piping, and gas-fired and oil-fired appliances. Some specialize in boilers or ventilating equipment as well.

Plumbing inspectors examine plumbing systems, including private disposal systems, water supply and distribution systems, plumbing fixtures and traps, and drain, waste, and vent lines.

Combination inspectors are usually qualified in more than one discipline such as building, M/P/E. There are residential and commercial combination inspectors. Some jurisdictions use combination inspectors for inspection, others utilize specialty inspectors.

Public works inspectors ensure that Federal, State, and local government construction of water and sewer systems, highways, streets, bridges, and dams conforms to detailed contract specifications. They inspect excavation and fill operations, the placement of forms for concrete, concrete mixing and pouring, asphalt paving, and grading operations. They record the work and materials used so that contract payments can be calculated. Public works inspectors may specialize in highways, structural steel, reinforced concrete, or ditches. Others specialize in dredging operations required for bridges and dams or for harbors.

Home inspectors generally conduct inspections of newly built or previously owned homes. Increasingly, prospective home buyers hire home inspectors to inspect and report the condition of a home’s major systems, components, and structure. They are typically hired either immediately prior to a purchase offer on a home, or as a contingency to a sales contract. In addition to structural quality, home inspectors must be able to inspect all home systems and features, from plumbing, electrical, and heating or cooling systems to roofing.

The owner of a building or structure under construction employs specification inspectors to ensure work is done according to design specifications. They represent the owners’ interests, not the general public. Insurance companies and financial institutions also may use specification inspectors.

Details concerning construction projects, building and occupancy permits, and other documentation are generally stored on computers so they can easily be retrieved, kept accurate, and updated. For example, inspectors may use laptop computers to record their findings while inspecting a site. Most inspectors use computers to help them monitor the status of construction inspection activities and keep track of issued permits.

Although inspections are primarily visual, most inspectors, except home inspectors, may use tape measures, survey instruments, metering devices, and test equipment such as concrete strength measurers. They keep a log of their work, take photographs, file reports, and, if necessary, act on their findings. For example, construction inspectors notify the construction contractor, superintendent, or supervisor when they discover a code or ordinance violation or something that does not comply with the contract specifications or approved plans. If the problem is not corrected within a reasonable or specified period of time, government inspectors have authority to issue a "stop-work" order.

Many inspectors also investigate construction or alterations being done without proper permits. Inspectors who are employees of municipalities enforce laws pertaining to the proper design, construction, and use of buildings. They direct violators of permit laws to obtain permits and submit to inspection.

Construction and building inspectors usually work alone. However, several may be assigned to large, complex projects, particularly because inspectors tend to specialize in different areas of construction. Though they spend considerable time inspecting construction work sites, inspectors also spend time in a field office reviewing blueprints, answering letters or telephone calls, writing reports, and scheduling inspections.

Inspection sites are dirty and may be cluttered with tools, materials, or debris. Inspectors may have to climb ladders or many flights of stairs, or crawl around in tight spaces. Although their work is not generally considered hazardous, inspectors, like other construction workers, wear hard hats and adhere to other safety requirements while at a construction site.

Inspectors normally work regular hours. However, they may work additional hours during periods when a lot of construction is taking place. Also, if an accident occurs at a construction site, inspectors must respond immediately and may work additional hours to complete their report.

Construction and building inspectors held over 75,000 jobs in 1999. Local governments, primarily municipal or county building departments, employed nearly 60 percent. Employment of local government inspectors is concentrated in cities and in suburban areas undergoing rapid growth. Local governments employ large inspection staffs, including many plan examiners or inspectors who specialize in structural steel, reinforced concrete, boiler, electrical, and elevator inspection.

Another 20 percent of construction and building inspectors worked for engineering and architectural services firms, conducting inspections for a fee or on a contract basis. Most of the remaining inspectors were employed by the Federal and State governments. Many construction inspectors employed by the Federal Government work for the U.S. Army Corps of Engineers. Other Federal employers include the Tennessee Valley Authority and the Departments of Agriculture, Housing and Urban Development, and Interior.

Although requirements vary considerably depending upon where one is employed, individuals who want to become construction and building inspectors should have a thorough knowledge of construction materials and practices in either a general area, such as structural or heavy construction, or in a specialized area, such as electrical or plumbing systems, reinforced concrete, or structural steel. Construction or building inspectors need several years of experience as a manager, supervisor, or craft worker before becoming inspectors. Many previously worked as carpenters, electricians, plumbers, or pipefitters.

Because inspectors need to possess the right mix of technical knowledge, experience and education, employers prefer to hire inspectors who have formal training, as well as experience. Most require at least a high school diploma or equivalent, even for those with considerable experience. More often, employers look for persons who have studied engineering or architecture, or who have a degree from a community or junior college, with courses in construction technology, drafting, mathematics, and building inspection. Many community colleges offer certificate or associate degree programs in building inspection technology. Courses in blueprint reading, algebra, geometry, and English are also useful.

Construction and building inspectors must be in good physical condition in order to walk and climb about construction sites. They must also have a driver’s license. In addition, Federal, State, and many local governments may require that inspectors pass a civil service exam.

Construction and building inspectors usually receive much of their training on the job, although they must learn building codes and standards on their own. Working with an experienced inspector, they learn about inspection techniques; codes, ordinances, and regulations; contract specifications; and record-keeping and reporting duties. They may begin by inspecting less complex types of construction, such as residential buildings, and then progress to more difficult assignments. An engineering or architectural degree is often required for advancement to supervisory positions.

Because they advise builders and the general public on building codes, construction practices, and technical developments, construction and building inspectors must keep abreast of changes in these areas. Continuing education is imperative in this field. Many employers provide formal training programs to broaden inspectors’ knowledge of construction materials, practices, and techniques. Inspectors who work for small agencies or firms that do not conduct training programs can expand their knowledge and upgrade their skills by attending State-sponsored training programs, by taking college or correspondence courses, or by attending seminars sponsored by various related organizations such as model code organizations.

Most States and cities require some type of certification for employment and, even if not required, certification can enhance an inspector’s opportunities for employment and advancement to more responsible positions. To become certified, inspectors with substantial experience and education must pass stringent examinations on code requirements, construction techniques, and materials. The three major model code organizations offer voluntary certification as do other professional membership associations. In most cases, there are no education or experience prerequisites, and certification consists of passing an examination in a designated field. Many categories of certification are awarded for inspectors and plan examiners in a variety of disciplines, including the designation "CBO," Certified Building Official.

Employment of construction and building inspectors is expected to grow as fast as the average for all occupations through 2008. Growing concern for public safety and improvements in the quality of construction should continue to stimulate demand for construction and building inspectors. Despite the expected employment growth, most job openings will arise from the need to replace inspectors who transfer to other occupations or leave the labor force. Construction and building inspectors tend to be older, more experienced workers who have spent years working in other occupations.

Opportunities should be best for highly experienced supervisors and craft workers who have some college education, engineering or architectural training, or who are certified as inspectors or plan examiners. Thorough knowledge of construction practices and skills in areas such as reading and evaluating blueprints and plans are essential. However, inspectors are involved in all phases of construction, including maintenance and repair work, and are therefore less likely to lose jobs during recession periods when new construction slows. As the population grows and the volume of real estate transactions increases, greater emphasis on home inspections should result in rapid growth in employment of home inspectors. In addition, there should be good opportunities in engineering, architectural, and management services firms due to the tendency of governments—particularly the Federal and State—to contract out inspection work, as well as expected growth in private inspection services.

Median annual earnings of construction and building inspectors were $37,540 in 1998. The middle 50 percent earned between $29,540 and $47,040. The lowest 10 percent earned less than $22,770 and the highest 10 percent earned more than $61,820. Median annual earnings in the industries employing the largest numbers of construction and building inspectors in 1997 were:

Generally, building inspectors, including plan examiners, earn the highest salaries. Salaries in large metropolitan areas (such as the Bay Area in California) are substantially higher than those in small local jurisdictions. Ref: Dept of Labor.