Problems with New Homes Construction
"After-service is the key," said Charles Clayton III, a custom builder and past president of the Home Builders Association of
Metro Orlando. "People have to come in after the fact and tweak and torque."
But it's not always easy to make that happen, according to a yearlong investigation by the Orlando Sentinel and WESH-NewsChannel 2.
While a careful home buyer can take steps to ensure a well-built house, he or she needs to be informed, determined and persistent.
Too many homeowners, experts say, accept problems in their houses. They either don't know the flaws are there, or they are eager to move in
and figure repairs can be made during the standard one-year warranty period -- a sometimes-iffy assumption.
Once the buyer moves in, the house is his -- not the builder's. But even before the closing, the buyers of new homes have few rights, particularly
when they purchase from a so-called production builder. Those large regional or national companies own almost 80 percent of the Central
Florida new-housing market.
Flawless homes called unlikely
Many construction experts said the demand for new housing is too great, the production schedule of the builders is too ambitious and the
work force is too poorly trained to consistently turn out nearly flawless homes. Nearly 23,000 new homes will be built in Central Florida this year.
1. Improperly compacted backfill and fill present around the foundation.All backfill and fill should be placed in 6" to 8" layers
and tampered for proper compaction. This could allow items like the driveway, sidewalk and front porch steps to settle.
(1995 CABO 1 & 2 Family Dwelling Code, Section 406.3.4)
2. Grading does not slope away from the foundation. Lots should be graded
to drain surface water away from the foundation walls. The grade away from the foundation walls should fall a minimum of 6" within the first 10 feet.
(1995 CABO 1 & 2 Family Dwelling
Code, Section 401.3 &406.3.5)
3.
Grading might hold ground water. The code requires all
drainage to be diverted away from the yard. Surface drainage shall
be diverted to a storm sewer conveyance or other point of
collection. (1995 CABO 1 & 2 Family Dwelling
Code, Section 401.3)
4.
Foundations with improperly compacted fill. Could
probe under the footings. Fills which support footings and
foundations shall be designed, installed and tested in accordance
with accepted engineering practices. (1995 CABO 1 &
2 Family Dwelling Code, Section 401.2)
5.
No vapor barrier present for a concrete slab. This could
allow water or moisture problems in the basement. A vapor barrier is
required under all interior slabs except garages. (1995 CABO 1 & 2 Family Dwelling Code, Section
505.2.3)
6.
Improper wall bracing for a 1 or 2 story structure. The
corner exterior walls are missing proper bracing. Exterior walls
shall be braced at each corner and at least every 25 feet with
approved structural sheathing or 1x4 let-in braces or approved metal
straps diagonally tied from the bottom plate to the top plate. (1995 CABO 1 & 2 Family Dwelling Code, Section
602.9)
7.
Improper wall bracing for a 3 story structure. The corner
exterior walls are missing proper bracing. All exterior corner walls
shall be braced at each corner and at least every 25 feet with
a minimum of 48" of approved structural sheathing. (1995 CABO 1 & 2 Family Dwelling Code, Section
602.9)
8.
Exterior windows and doors do not have properly installed flashing
and weep holes at the brick. Flashing is required above all
doors and windows installed in brick and prevents water from soaking
behind the brick running into the structure. Without weep holes to
drain the water to the outside, flashing serves no purpose. Flashing
and weepholes are required at all brick shelf angles over all doors
and windows. (1995 CABO 1 & 2 Family Dwelling Code,
Section 703.7.4 & 703.8)
9.
Exterior wood not properly protected. Some of the exterior
wood has open joints which will allow moisture to enter and will
cause deterioration. Some of the paint is peeling off the wood trim.
The trim may not be properly primed to bond the paint to the wood.
Proper caulking and painting are needed. All exterior walls shall be
covered with approved materials designed and installed to provide a
barrier against the weather. (1995 CABO 1 & 2
Family Dwelling Code, Section 703.1)
10.
Exterior wood siding trim not properly caulked or sealed at the
brick or concrete foundation walls to prevent water and moisture
from damaging the wood. Water will run behind the wood and
cause deterioration. (1995 CABO 1
& 2 Family Dwelling Code, Section 703.1)
11. Some
of the exterior cement siding has recessed nails. Recessed
nails lose their holding strength in fiber cement siding. All
manufacturers require the nails to be flush and not recessed. The
recessed nails should be caulked and another flush nail installed
next to it. (1995 CABO 1 & 2
Family Dwelling Code, Section 108.1)
12.
Exterior openings in the structure are not sealed. This
will allow air leaks into the structure. All exterior joints in the
building envelope, that are sources of air leaks, shall be caulked,
gasketed, weather-stripped or otherwise sealed in an approved
manner. (1995 CABO 1 & 2 Family Dwelling Code,
Section 1004.1)
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13.
Chimney height is not tall enough. This could be a
potential fire hazard. All chimneys shall extend 2' higher than any
portion of roof within 10' and at least 3' higher than the roof
penetration. (1995 CABO 1 & 2 Family Dwelling Code,
Section 1004.1)
14. Roof
shingles have toe board nail holes present. Toe boards are
walk boards the roofers use. Any holes in the shingles could turn
into a roof leak. All shingles with holes should be replaced or
sealed with a sealant that will last as long as the shingles. Roof
shingles shall provide a barrier against the weather to protect its
supporting elements and structure beneath. (1995 CABO 1
& 2 Family Dwelling Code, Section 901.2)
15. Roof
shingles are missing roofing felt at the sheathing along the eaves.
This protects the roof sheathing. Slopes of 4 in 12 or
greater, one layer of felt is required over all of the roof decking.
(1995 CABO 1 & 2 Family Dwelling Code, Section
902.2)
16. Step
flashing is missing at sloped vertical walls. Some of the
roof flashing at the vertical walls is continuous flashing. Flashing
prevents water from entering at the intersection of the wall and the
roof. Continuous flashing was used successfully for many years.
However, step flashing is a far superior method of flashing and is
required for all roofing. Flashing against a vertical sidewall shall
be the step-flashing method. (1995 CABO 1 & 2
Family Dwelling Code, Section 903.6)
17. Deck
footings are smaller than the minimum allowable size of 12" x 12".
See Figure 403.1a, note #5 and Table 502.3.3b. Footings
shall comply with Section 403. (1995 CABO 1 & 2
Family Dwelling Code, Section 325.5)
18. Deck
footings do not extend 12" below grade. All footings must
be below the frost line. In no case shall exterior footings be less
than 12 inches below grade. (1995 CABO 1 & 2 Family
Dwelling Code, Figure 403.1a, note #1)
19. Deck
stair handrail is not the correct size. Handrails that are
2x4 or larger are too large to be used for handrails since they
cannot be gripped. Handrails shall have either a circular cross
section with a diameter of 1 1/4" to 2", or a noncircular
crosssection with a perimeter dimension of at least 4" but not more
than 6 1/4" and a largest cross section dimension not exceeding 2
3/4". Edges shall have a minimum radius of 1/8". (1995
CABO 1 & 2 Family Dwelling Code, Section
315.2)
20.
Exterior deck is missing properly installed flashing.
Flashing prevents water from entering behind the deck and
into the structure. Flashing is required where decks attach to a
wall or floor assembly of wood frame construction. Exterior
balconies, decks and porches shall be flashed in accordance with
section 703.8. (1995 CABO 1 & 2 Family Dwelling
Code, Section 325.2.1)
21. Some
of the roof framing has ridge beams that are too small and do not
extend to the bottom of the rafters. The ridge must extend
down to the bottom of the rafters to properly support the rafters.
The ridge shall not be less in depth than the cut end of the
rafters. (1995 CABO 1 & 2 Family Dwelling Code,
Section 802.3)
22. Roof
purlin supports, supporting the rafters, are double 2x4's which are
not the proper size. The purlins should be single 2x6's
turned perpendicular to the rafters which are stronger and less
expensive than flat 2x4's. Purlins shall be sized no less than the
size of the rafters they support. (1995 CABO 1
& 2 Family Dwelling Code, Section 802.4.1)
23. Some
of the rafter purlins support post exceed 48 inches apart.
Additional support post are required to properly support
the purlins. All rafter purlins must be braced every 48 inches to a
load bearing wall or support. (1995 CABO 1 & 2
Family Dwelling Code, Section 802.4.1)
24. Some
of the rafter purlins are spliced between the support posts.
Support members are not allowed to be spliced without
additional support installed. All purlins should be spliced directly
above a support post. Purlins must be continuous between braces.
(1995 CABO 1 & 2 Family Dwelling Code, Section
802.4.1)
25. Roof
framing support members have "V" joint or bird mouth splices that
are not properly reinforced or supported by a support post to a load
bearing wall below. All load bearing beams must be
supported at any splice. Roof framing shall be capable of supporting
all loads imposed and shall transmit the resulting loads to its
supporting structural elements. (1995 CABO 1
& 2 Family Dwelling Code, Section 801.2)
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26. Attic
is missing floor from the end of the attic stairs to the furnace.
This makes it dangerous to climb over the stairs to access
the flooring at the furnace. All attics must have an unobstructed,
floored passageway 22" wide x 30" high to the furnace. (1995 CABO 1 & 2 Family Dwelling Code, Section 1401.5)
(2000 Standard Mechanical Code 306.3)
27. Attic
insulation certification card is missing. This is required
to verify the attic has the proper amount of insulation. The
insulation installer shall provide a signed and dated certification
for the insulation installed, listing the type of insulation, the
manufacturer and the R-value. (1995 CABO Model Energy
Code Sect. 102.1.2)
28. Attic
insulation thickness markers are missing. One thickness
marker is required every 300 s.f. of floor area. The thickness of
roof/ceiling blown insulation shall be identified by the thickness
markers. (1995 CABO Model Energy Code Sect.
102.1.3)
29. Attic
insulation is not deep enough. Sometimes the insulation
settles and is not deep enough. The insulation installer certifies
the minimum thickness of the insulation. (1995 CABO
Model Energy Code Sect. 102.1.2)
30. Attic
is missing firestopping at an open chase. A chase is an
opening in the attic floor that could allow a fire, from the story
below, to enter the attic. All openings in the attic floor need
sealing with drywall. Firestopping is required at each floor, at the
attic floor and at all roof penetrations. (1995 CABO 1 & 2 Family Dwelling Code, Section
602.7)
31.
Basement ceiling needs firestopping around all pipe penetrations.
Firestopping prevents a fire from spreading to different
parts of the structure. Firestopping is required at all openings
around vents, pipes, ducts, chimneys and fireplaces at ceiling and
floor levels, with noncombustible materials. (1995 CABO
1 & 2 Family Dwelling Code, Section 602.7)
32. Doors
and windows are missing shims and anchors along the jambs.
All doors and windows need shimming along the jambs (sides)
and proper anchorage for a proper installation. (1995
CABO 1 & 2 Family Dwelling Code, Section
108.1)
33.
Bedroom windows not large enough to be used for an emergency exit.
Each bedroom shall have an operable window with sill
height no more than 44" above the floor. Minimum clear height of 22"
or minimum width of 20". The net clear opening shall be 4 square
feet. (1995 CABO 1 & 2 Family Dwelling Code,
Section 310.2)
34.
Fireplace has wood trim within too close to the opening.
Wood to close to the opening is a fire hazard and could
catch fire. Woodwork or other combustible materials shall not be
placed within 6 inches of a fireplace opening. Combustible material
within 12 inches of the fireplace opening shall no project more than
1/8 inch for each 1 inch distance from such opening. (1995 CABO 1 & 2 Family Dwelling Code, Section
1003.10)
35.
Fireplace gas starter valve is not accessible while lighting the
starter. This allows a dangerous build-up of gas before
being able to light the burner. Fireplace gas starters must be
within 4' of the valve. (1995 CABO 1 & 2 Family
Dwelling Code, Section 2606.4)
36. Step
heights or tread depths are not the proper size. These are
potential trip hazards. The maximum allowable step height is 7 3/4".
The minimum allowed depth of the tread is 9". (1995
CABO 1 & 2 Family Dwelling Code, Section
314.2)
37. Step
heights or tread widths vary in a flight of stairs. The
different step heights or widths could be a trip hazard. Risers
(heights) and treads (widths) may not vary more than 3/8". (1995 CABO 1 & 2 Family Dwelling Code, Section
314.2)
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38. Stair
tread nosing or overhang extends too far over the step below.
The edge of the steps could break with the grain of the
wood allowing someone to fall down the stairs. The maximum allowable
overhang is 1 1/4". (1995 CABO 1 & 2 Family
Dwelling Code, Section 314.2.1)
39. Top basement step is not deep enough.
Sometimes the oak flooring overhangs the top
tread too far. This is a potential trip hazard. The minimum allowed
depth of the tread is 9". (314.2) The maximum allowable projection
or nosing is 1 1/4". (1995 CABO 1 & 2 Family
Dwelling Code, Section 314.2.1)
40. Stairs
are missing a 36" deep landing at the bottom of the stairs between
the bottom step and the door. Any flight of stairs that are
used for an emergency exit must have a landing at the bottom before
opening a door. A minimum of 3 foot landing shall be required on
each side of an egress door. (1995 CABO 1 & 2
Family Dwelling Code, Section 312.1)
41. Door
to the basement is missing a door sweep and weather-stripping.
Unconditioned air can enter the conditioned space. Any
opening from a conditioned space to a non-conditioned space must be
weather-stripped or sealed. (1995 CABO Model Energy
Code 502.3 & 602.3)
42.
Basement ceiling height is too low. Basement ceiling
ducts are too low and will prevent installing a ceiling at the
proper height. Habitable shall have a ceiling height of not less
than 7 feet 6 inches. Furred areas shall have a ceiling height of
not less than 7 feet. (1995
CABO 1 & 2 Family Dwelling Code, Section
305.1)
43.
Garage floor does not slope enough to prevent liquids from running
under the walls. Flammable liquids could run under the
walls into the structure and be ignited by the basement furnace or
water heater. That area of floor used for parking of automobiles or
other vehicles shall be sloped to facilitate the movement of liquids
to a drain or toward the main vehicle entry doorway. (1995 CABO 1 & 2 Family Dwelling Code, Section
309.3)
44.
Garage furnace and water heater gas piping is not protected from
possible impact. An automobile could hit the piping and
cause a gas leak. The pipe must be protected from possible
impact. (2000 Standard Gas Code
305.4)
45.
Ground fault circuit interrupter electrical outlet is missing at a
wet location. Any electrical outlet located in the
bathrooms, kitchen counter area, unfinished basement, garage or on
the exterior of the structure that can be reached from the ground,
must be GFCI protected. (1999 NEC
210-8(6))
46.
Ground fault circuit interrupter electrical outlet is missing at a
sink. Any electrical outlet located within 6 feet of a
sink or basin must be GFCI protected. (1999 NEC
210-8(b))
47.
No heating and air conditioning damper system present to balance the
heating and air conditioning. A two story structure
with a single heat and air conditioning system, will find it
difficult to balance the heating and cooling. A readily accessible
manual or automatic damper system shall be provided to partially
restrict or shut off the heating and/or cooling input to each zone
or floor. (1995 CABO Model Energy Code
503.6.3 & 603.3.2.1)
48.
Furnace ductwork not properly sealed to prevent air leakage in
nonconditioned areas. Sometimes the duct insulation is
sealed, but the actual ducts are not sealed. All ducts must be
sealed at the furnace and at the register boots. All joints shall be
securely fastened and sealed with welds, gaskets, mastic adhesives,
mastic-plus-embedded-fabric systems or tapes. (1995
CABO 1 & 2 Family Dwelling Code, Section 1401.5)(1994 Standard
Mechanical Code 304.4)(2000 Standard Mechanical Code
306.3)
49.
Attic furnace does not have the required working platform in front
of the furnace for servicing. This makes it difficult to
service the unit or change the filter. A working platform, 30" deep
with a clear headroom of 30" high, is required along the control
side of the furnace. (1995
CABO 1 & 2 Family Dwelling Code, Section 1401.5)(1994 Standard
Mechanical Code 304.4)(2000 Standard Mechanical Code
306.3)
50.
Range is missing anti-tip brackets on the rear feet to prevent
tipping over. All manufacturer's supply anti-tip brackets
with all free standing ranges to prevent tipping. A heavy object
such as a turkey can be placed on the open door causing the range to
tip spilling hot liquids from the
burners. (1995 CABO 1 & 2
Family Dwelling Code, Section 108.1)
Conclusion
Buying a house or condominium is a major personal purchase as well as a long-term investment. Never buy without a professional representation call Florida New Homes now.
