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10-06-2011, 02:30 PM
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10 posts, read 45,614 times
Reputation: 10
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Hi, we just did the pre-drywall inspection for our new house and found the following issue:
The rear side garage foundation and wall are not constructed level.
The ceiling above the shower stall and possibly the subfloor in the main level guest suite are not constructed level.
Are all these issues serious and hard to be fixed? If the builder does not want to fix them, any long term bad effects in the future?
We will appreciate your advises.
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10-06-2011, 04:07 PM
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Location: Johns Creek, GA
16,626 posts, read 61,373,169 times
Reputation: 21709
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From your other posts I'll assume that this inspection was with a private inspector(?)
If that is in-fact the case, why do you question his findings here? If you're unsure of his abilities or his findings maybe the best thing to do is hire another inspector (worst case scenario).
Your descriptions are too vague to have any kind of hard answers. Pictures would help tremendously. And as MrR said- no house is perfect; as much as you want it to be, or as close as the builder tries. But again, pictures would really help.
I have no friggin' idea what an Allen Block wall has to do with a house foundation!
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10-06-2011, 04:39 PM
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Location: Texas
5,721 posts, read 17,477,982 times
Reputation: 11191
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You didn't say much of anything in your post for anybody to give you much help. Out of level by how much? No slab is perfectly level. But you should be aware that in most states, for the builder warranty concerning a slab out of level, is a 2% differential. Now comes the hard part, when you accept the house at closing, any differential is considered zero. So if the garage wall is out by 1 inch and it continues in that direction, even though it started out as 1" deficient, it must move 2% over that 1 inch to be considered out of level requiing warranty work. The 2% is figured as per length of the wall. Standards of practice allows an 1/8" in 32" for a dip or rise. That means in 32" you could have a worse case scenario of a 1/4" dip and rise. You can stumble over that and it's considered acceptable. A good builder will fix something like that. But either your builder is not being co-operative or the inspector has called out BS. If it's a real call, move on to another builder and hopefully you won't leave much on the table. Any builder that won't fix a real issue is not looking out for your best interests and you need to find one that will. Hopefully the call is over exaggerated.
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10-07-2011, 07:04 PM
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48,504 posts, read 93,332,901 times
Reputation: 18269
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The inspector if private should have advised you if they are serious.No one here as stated can tell you from your post. A private inspector should take the issue to the builder so they know the problem and then tell you what they will do to correct the problem.Then reinspect the correction.
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10-11-2011, 12:51 PM
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10 posts, read 45,614 times
Reputation: 10
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Photo was attached. No idea about the construction, just want to hear some commen sense of the professional guys.
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10-11-2011, 03:56 PM
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Location: Johns Creek, GA
16,626 posts, read 61,373,169 times
Reputation: 21709
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Quote:
Originally Posted by bigsmallbug
Photo was attached. No idea about the construction, just want to hear some commen sense of the professional guys.
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If the question is in regards to the gap (arrows and X's)- that would appear to be a correct installation from what I can see. Not pressure treated wood can't touch concrete.
But, since I have no idea what the overall scope of that particular area is- there's no telling what you got.
It would also appear that the wall that is parallel with the line of sight is slightly higher than the wall that is perpendicular. But again, not knowing all the particulars I wouldn't put that in stone from one photo. |
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10-11-2011, 06:23 PM
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10 posts, read 45,614 times
Reputation: 10
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Found another photo and attached it for the review. This photo shows the rear part of the side garage.
I'm kind of concering about the long term defect.
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10-11-2011, 07:03 PM
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Location: Destrehan, Louisiana
2,192 posts, read 6,836,201 times
Reputation: 3634
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Quote:
Originally Posted by MrRational
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Bull, I placed 400 yards of concrete yesterday and the flatness numbers tested out this morning at 42 and the levelness numbers were 48. Good numbers are 25 and 27 so this was a perfect pour.  |
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10-12-2011, 07:53 AM
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Location: Johns Creek, GA
16,626 posts, read 61,373,169 times
Reputation: 21709
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Quote:
Originally Posted by bustaduke
...flatness numbers tested out this morning at 42 and the levelness numbers were 48. Good numbers are 25 and 27 ...
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Let's keep things in perspective. Most people have no idea what that means here. And no one uses E1155 standard test for residential construction (unless it some huge monstrosity that being overseen by some anal prick of an architect).
And yes those are very good numbers for Ff (flatness) and Fl (levelness) |
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