Draw Inspections · Phantom Inspections · TREC #24764
Construction Draw Inspections in West Texas
Independent, third-party draw inspections for lenders, builders, and borrowers across Abilene, San Angelo, Brownwood, and the surrounding West Texas region. Licensed, photo-documented, and delivered within 24 hours.
What Is a Draw Inspection?
A checkpoint between lender and job site.
A draw inspection — also called a construction progress inspection — is a third-party evaluation of how far along a construction project is before a lender releases the next scheduled payment. The inspector visits the site, documents visible progress, and delivers a report with a percentage of completion for each trade or phase.
In Texas, construction loans typically fund in stages. Lenders require a licensed independent inspector to confirm work has been completed to the agreed stage before disbursing funds. Phantom Inspections provides that verification — clearly documented, photo-supported, and on a fast turnaround that keeps your project moving.
Who It's For
Trusted by lenders, builders, and borrowers.
Banks & Lenders
Verify construction progress before releasing funds. An independent draw report protects your disbursement at every stage of the build.
Builders & Contractors
Document completed work for draw requests. A licensed third-party report builds credibility with lenders and keeps your project funded.
Construction Loan Borrowers
Confirm funds are released in proportion to actual completed work so your budget stays on track from slab to certificate of occupancy.
How It Works
From draw request to delivered report.
A repeatable, documented process designed to keep construction disbursements on track and properly verified.
Receive the Draw Request
I coordinate with the lender, builder, or borrower to confirm the inspection scope and schedule the site visit.
On-Site Progress Inspection
A TREC-licensed Texas inspector visits the property to evaluate visible completed work against the prior draw status.
Percentage of Completion
I assess the percentage of completion by trade — foundation, framing, mechanical rough-in, finishes, and more.
Photo Documentation
Every phase is photographed and timestamped. Photos are tied directly to specific line items in the report.
Report Delivery
A clear, lender-ready draw inspection report is delivered — typically within 24 hours of the site visit.
Ready to schedule a draw inspection?
Request NowWhat You Receive
The report. The photos. The documentation.
What's delivered
- Percentage of completion by trade / phase
- Timestamped photo documentation
- Notation of visible deficiencies or concerns
- Comparison to prior draw status (when applicable)
- Report delivered within 24 hours
- TREC Licensed — report carries professional weight
Trades & phases covered
- Foundation / slab
- Framing & structural
- Roofing
- Rough electrical
- Rough plumbing
- HVAC rough-in
- Insulation
- Drywall / sheathing
- Interior finishes
- Exterior finishes & trim
- Site work & grading
- Final completion
Scope based on visible, accessible conditions at time of inspection.
TREC Licensed #24764
Professional Real Estate Inspector — licensed by the Texas Real Estate Commission. Draw reports carry the professional authority lenders require.
Photo-Documented
Every phase is captured with timestamped photos tied to specific line items. No assumptions — just clear, dated evidence.
24-Hour Turnaround
Reports delivered within 24 hours. Construction timelines don't wait and neither do I.
Pricing
Draw inspection pricing varies by project size, number of phases, and location. Contact me for a quote — most residential and small commercial draw inspections are priced competitively with fast turnaround.
Regional commercial and draw inspections: beyond the core service area, I regularly travel for commercial property inspections and construction draw inspections in Lubbock, Midland, Odessa, Wichita Falls, and Weatherford. Scope and travel are confirmed when you reach out.
Don't see your town? Ask anyway. I travel throughout West Texas. Call or text (325) 668-6411 or reach out here.
Frequently Asked Questions
A third-party evaluation of how far along a construction project is before a lender releases the next scheduled payment. I visit the site, document visible progress, and deliver a percentage-of-completion report by trade.
Typically within 24 hours of the site visit.
Banks and lenders verifying progress before releasing funds, builders and contractors documenting completed work for draw requests, and construction loan borrowers confirming funds match completed work.
Foundation/slab, framing, roofing, rough electrical and plumbing, HVAC rough-in, insulation, drywall, interior and exterior finishes, site work, and final completion.
Schedule Today
Get your draw inspection on the calendar.
Serving lenders, builders, and borrowers throughout Abilene and West Texas. Fast scheduling, licensed inspector, report ready when you need it.