Pulte homes any good? (Cleveland, Dent: real estate, buyer, contractors)

[deskjockey]

QUESTIONS:

I understand Oriented Strand Board (OSB) is the golden standard of cheap construction. Which type of sub sub-flooring is considered good and what should be the thickness of this sub-flooring?

Why are off brand (vinyl clad) windows undesirable? Which windows are considered good?

What is the desirable spacing of floor joints in residential homes?

[Cleveland_Collector]

Originally Posted by deskjockey

QUESTIONS:

I understand Oriented Strand Board (OSB) is the golden standard of cheap construction. Which type of sub sub-flooring is considered good and what should be the thickness of this sub-flooring?

3/4" 'CDX' plywood, tongue and groove for the base sub-floor -- screwed (or twist nailed) and glued to the joists. Another 1/2" on top of it at a 90 degree angle -- tongue and groove not necessary for the top layer.

"Why are off brand (vinyl clad) windows undesirable? Which windows are
considered good?"

Generally, because cheap windows tend to leak, are usually terrible insulators and the vinyl cladding tends to crack after a few years.

You want a window with an "R" value of 3 or higher. The structure should be made of wood with metal stiffeners/supports. Low E glass is a good idea. Dual-pane, argon (or inert gas) filled is also good (usually the standard in better windows). "Quaker" or sealed side channels.

There are some good vinyl and fiberglass windows out there. But the good ones cost nearly as much as those with wooden frames.

There are many brands out there with varying product lines. Aome of the best, in my opinion, are Pella, Andersen, Marvin, Alside and Peachtree (in about that order).

What is the desirable spacing of floor joints in residential homes?

No more than 16" with no less of a web (joist width) of 12". If you have heavy flooring like terrazzo, ceramic/porcelain tile or marble tile, it isn't a bad idea to double joist in those areas to help keep it from popping or cracking.

[deskjockey]

Thanks much.

12" joist width? Do you mean a depth of 12" and a width of about 1"?

What should a home buyer look out for when purchasing an existing home?

[Cleverfield]

Originally Posted by deskjockey

Thanks much.

12" joist width? Do you mean a depth of 12" and a width of about 1"?

What should a home buyer look out for when purchasing an existing home?

It means 12" on center, which means the distance from the center of one joist to the center of the next one is 12".

[deskjockey]

Originally Posted by Cleverfield

It means 12" on center, which means the distance from the center of one joist to the center of the next one is 12".

Ok, It should be between 12 to 16 inches? If it is more, it means the builder is using less wood and that means more profit to the builder?

Thank you.

[Teckeeee]

Our Pulte home in Denver was meh. The sub didn't even finish the HVAC return correct. We suffered for 2 plus years until I checked every part of it, and then had to fight them for a year to fix. The windows were defective and they refused to do anything. The year we bought the house the were ranked high on JD Powers in Denver. No more JD for me, it's CR or nothing.

To be fair every large builder does like posted, build to minimum spec.

[Cleverfield]

Originally Posted by deskjockey

Ok, It should be between 12 to 16 inches? If it is more, it means the builder is using less wood and that means more profit to the builder?

Thank you.

Correct. There are other marks for cheapness as well. Take a walk through home depot and note what are the cheapest door knobs, tub surrounds, cabinets, light fixtures, etc. The quality of these details can tell you a lot about the overall quality of the house.

[Cleveland_Collector]

Originally Posted by deskjockey

Thanks much.

12" joist width? Do you mean a depth of 12" and a width of about 1"?

What should a home buyer look out for when purchasing an existing home?

The floor joists should be spaced no more than 16" on center. The web or the width should be 12" (e.g. 2x12 lumber).

Go directly into the basement and look up. If there is a finished ceiling, find an area that isn't (like a utility room).

[deskjockey]

Originally Posted by Teckeeee

To be fair every large builder does like posted, build to minimum spec.

Home construction is complex. Few home buyers know what to look for. Further, a lot of shady work remains hidden for a few to several years. The contracts provide protection to the corporation. The use of subcontractors, who likely are paid less, results in poor workmanship. The culture is to live in a home for a few years and then move on. These conditions facilitate the construction of McWalmansions.

[deskjockey]

Originally Posted by Cleveland_Collector

The floor joists should be spaced no more than 16" on center. The web or the width should be 12" (e.g. 2x12 lumber).

Go directly into the basement and look up. If there is a finished ceiling, find an area that isn't (like a utility room).

Much obliged.