Pre Dry Wall Inspection

My pre drywall inspection was today, in the rain.  So glad I didn't have to be there, lol.  I was actually feeling sorry for the inspector but after I got my report I am GLAD that it did rain.

First and foremost, my husband and I have always said that we would do pre drywall inspection as well as a pre settlement inspection.  One or two neighbors did exclaim "But isn't that expensive?"  I always responded with "It's a lot cheaper than any possible repairs that would cost me nothing if they were fixed before I moved in."

I received my inspection report by email only a few hours after it was completed.  Love it!  While reading the report I was very surprised to discover that in my place my PM actually walked the house with my inspector.  Score one star for M.

My report boiled down to a few issues that should be repaired BEFORE drywall.  He stressed this many times as he noted that they were preparing for insulation.  I guess he was worried that they may just cover up any defects.

Problem #1

Jack strap (what the hell is that?!) missing in the corner as soon as you walk through front door and on the second floor in almost identical spot.  (BTW if you google "jack strap" some non construction images pop up)

 Problem #2

Water ponding in area before entering master bath (see why I am glad it rained?)  He also noted a water leak in both bathrooms only because of the angle of the pipe and probably because vent collars had yet to be installed.

Can you imagine the disaster this would have been?

Problem #3 

Window in back left corner was not plumb- which would answer on the problem written on the floor

Problem #4

Plenty of water in pan beneath high efficiency furnace

My inspector was also concerned about our kitchen vent/ fan.  He noted that it appears to recirculate the air and not blow out to the exterior of the home.  He question if it was written that way in the contract.  I do understand his confusion- shouldn't the kitchen be an exhaust?  What if you burn something? Or you happen to be cooking fish? Don't you want to blow those things AWAY from the home?  I will question my PM tomorrow on this (even though he was at the inspection)

There were couple of other minor issues that need to be corrected like vent in the kitchen needed to be properly secured  but otherwise things are looking good.  I will definitely follow up and make sure these issues have been repair before drywall.

We got a call from our PM

Correction:  I got a call from our PM today about where to place an extra outlet that we have.  Excuse me? We have an extra outlet?  Where does it go?  We choose? Wow!
I immediately called my husband who argued with me about the fact that we have it.  Look, I am only reporting what our PM just told me.  Can I put it my craft room?  Why?  Because I want one up high in that room for my equipment.  Put it in SC's room.  He has enough outlets,  But not next to the data link.  Yes he does.  No he doesn't.  Look I will call you back later.

I did call my husband back with the PM on the phone so he can hear everything I told him straight from the horse's mouth.  Like I made all that stuff up, hmph!  The PM did come up with a good comprise: put that extra outlet in our walk in closet.  Good enough- that means we BOTH get use out of it.

Now  for a little clarification.  Our current PM is not the one who told us it would be easy to add the wet bar later.  It was the previous one whom we never met in person.  Kind of glad he moved on after all the trouble he caused (got to blame someone right?).

If anyone cares to know- our part for the range has come in and the repair guy will back out tomorrow.  Probably arriving at the same time as the plumber.  Yep- my kids stopped up our toilet- again.  This time a plunger nor our auger can fix it.  They tell me I'm not allowed to put a "FOR SALE" sign on my kids.  sigh

Pre Drywall Walk Thru

Our pre dry wall meeting was today and I barely took any pics. I was more interested in trying to keep as warm as I possibly could!  Today's temp was 16 degrees not including the wind chill. 

Everything was going pretty good until we got to the discussion of a few parts he promised he would make changes on during a our pre construction meeting.  All that talk we got about wiggle room with outlets was basically bull.  He will  not raise one outlet in the exercise room to eye level, he will not pull the outlet from the bedroom into the walk in closet and I didn't even bother to ask about the outlet on the tray ceiling.  In addition our plans to build a wet bar on our own, may be a little tougher than when we were originally told.  We asked repeatedly- how easy will it be to get a water source from the 3 piece plumbing to the space under the morning room?  Oh- real easy.  So Easy, Very Easy.  Today we got "That may not be so easy."  WTF? Well why didn't you say that in the beginning?  He did offer a suggestion:  we could take the plumbing through the ceiling over to the 3 piece rough in plumbing and have a separate unit installed in the sink.  Keeping that in mind I did take a pic of where that plumbing would have to run.

The other issue I am having is the amount of land taking up by the barrier needed for the trail.  The trees are suppose to take up 25 feet of the property and its starts approximately 20 feet away from the home. The very back of the home is 13 feet away from part of the trail.  When we decided on the lot- it was with the understanding that we would get a lot of side yard vs backyard.  Now it seems like it will be a small patch of grass.  Great if you don't like mowing the lawn.  When I appeared irritated with the size he said he will double check to make sure he was right.  Le sigh.  I guess my kids will have to play mostly in the park and on the community space.  Lastly- the framers will have to come back to re frame the door way to the bathroom.  Apparently they placed it exactly where the 5 foot vanity is suppose to be.  

While there a few contractors wandered in to measure for a couple of things- apparently as soon as my inspector is done they plan on putting in the insulation.   I am guessing dry wall will be up pretty soon after that.

Our meeting with Guardian was pretty uneventful.  Our rep did suggest we move our hard wire cable jack  to the family room for the possibility of a smart TV.  You know what that means? SHOPPING TRIP!    

Question:  is it customary for RH to have the plumber do a double sink plumbing job even though you pay for a single bowl sink in the hall bath?   The plumber did exactly that but we are not quite sure why.

Though we are not pleased with the failure of "true communication" and promises not kept, the house seems to be coming along quite nicely.  Hopefully I can use these discrepancies  as a way to lower some of the closing costs by having RH foot some of the bill.  I know some of you guys got them to help with closing costs and I am hoping this will work in our favor.  

 

Now for community gossip.  There are 3 homes  scheduled to close in March: our Courtland Gate, a Savoy and a Ravenna.  The Courtland Gate across the street from us is scheduled to break ground the 2nd week in February and there is a Bainbridge that will break ground in the next 2 weeks!   In fact our PM said that starting the end of January he should be starting one new home a week until mid March.  I also noticed a couple more lots sold since driving thru a little over a week ago.  

PS- our PM asked if this was the first time we had been in the house.  We sheepishly admitted we had been in it before and he just laughed at us.  Sounds like a green light to me! 

And the roof has hair

Drove by the house again today-and they shingled the roof!  They also had some interesting items in the garage.  I knew it couldn't be my appliances but as fate would have it- my PM texted to me to tell me what was going on.  I think he was driving behind me this morning when I stopped by.

Isn't my foyer window pretty> 

Another look at those darn broken windows and my handsome study window

The final word from the PM is that framing has been completed, HVAC started today and we can expect the plumbers on Monday.  He also wanted to schedule our pre- dry wall for next Thursday.  So yes we are moving right along.
As a matter of fact- I noticed my Savoy neighbor got her lumber today.  My little community is filling up fast!