tag:blogger.com,1999:blog-51915389383909982952024-02-19T02:48:36.695-08:00The Courtland Gate on Lot 8CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.comBlogger50125tag:blogger.com,1999:blog-5191538938390998295.post-84269811967645564212014-12-15T18:29:00.003-08:002014-12-15T18:29:57.143-08:00SERVICE REQUEST 2.0In the last post I talked about how my service request for some floor issues and the microwave exhaust vent were ignored. A few days ago I put in another request for the same items and received a call from Ryan the next day explaining that the local HVAC company would fix the vent, and I would be hearing from the service manager regarding the floor issues. The following day the service manager called and scheduled an appointment to fix the floor. Then the HVAC company called and set an appointment to come take care of the vent.<br />
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Today the service manager and his assistant came and they spent about 3 hours working on the floor squeaks and leveling out the areas that were jacked up by the last guy who was out to fix it. I am happy to report that the floor is smoothed out and any remaining squeaks/creeks are very minimal.CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com1tag:blogger.com,1999:blog-5191538938390998295.post-78523471906697882102014-11-30T07:41:00.000-08:002014-11-30T07:41:07.793-08:00Service Request IGNOREDMany of you are probably familiar with the back story to this, but for those who are not I will give a brief summary. Back around the time of our 10 month post-settlement follow up, we had several contractors in our home to correct various issues. One of the problems we were having was lots of squeaking, creaking, and movement under the resilient flooring in the kitchen, morning room, and foyer. So the original installer was brought in to make repairs and with him came a helper. Well the helper stole a bunch of cash out of my wallet, which the installer did make good on, after his helper made the news for a string of local burglaries. <br />
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However, his efforts to mitigate the squeaking and creaking were mostly futile and we were left with a floor that sounded like it belonged in a 100 year old house, not one that was newly constructed.<br />
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So RH agreed to bring in a different contractor to, once again, try to make things right. This gentleman's solution was to hammer shims in between the floor joists and the OSB sub-flooring. Initially it appeared to eliminate most of the noise, but within a couple of weeks, lots of squeaks returned. Not only some of the old squeaks, but some new ones as well. In addition to all the squeaking and movement, the repair method, which raised the sub-flooring off the joists by 5/16" or more in spots, created several lumps in the floor that are readily apparent now that the OSB has settled around the shims. Some are so large they conform to the arch of your foot when you step on them. I've seen our guests running their foot over the floor confirming what they just felt. Not to mention there is a lot of movement around the problem areas. A straight edge placed over the humps rocks all over the place. <br />
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A service request for this issue was entered into the RH web site on 11/21/2014 and we have yet to hear a single thing.<br />
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At the same time we also entered in a service request for the microwave exhaust vent failing to properly close and allowing cold air to enter the home. This was something we received a recall notice from RH for. Something they know is a problem and they did not respond to this either.<br />
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According to their web site they will respond to all requests within 48 business hours. It's been almost 10 days. Apparently we are not important to them. CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com4tag:blogger.com,1999:blog-5191538938390998295.post-56957199785864743542014-11-28T21:55:00.002-08:002014-11-28T21:55:32.689-08:00Rooms RemodeledAfter living in our home for over a year, we have grown very tired of looking at that cheap, flat, off-white paint they spray everywhere. So after our 1-year drywall touchup was complete we decided to start painting some rooms. We started in the dining room. The color scheme we chose was a bright white and pale green combination. On the lower half of the room we added chair rail and picture frame molding. Crown was installed around the top and we cased out the door openings for a more finished look. We were able to obtain the exact same moldings RH uses right at our local Lowes. <br />
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Next we painted the morning room. This is kind of a teal color. The official name is "Duckling". We are pretty happy with it. One bit of advice for anybody who hasn't starting painting yet. You will not get 400 square feet of coverage that a gallon of paint usually provides. The thin coat of cheap, flat paint on the walls is very porous and the walls will soak the paint up like a sponge!<br />
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Stay tuned for more pics of our family room upgrades and details on our latest service request that they have completely ignored!CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com1tag:blogger.com,1999:blog-5191538938390998295.post-43526773128372626222014-07-28T08:00:00.001-07:002014-07-28T08:00:34.205-07:00Latest Development on the Theft IssueI am pleased to report that, with the help of our local service manager, who was actually our PM during construction, the flooring contractor has done the right thing and issued us a check for the amount of the pilfered cash. It is unfortunate that this incident occurred in the first place, but I give this gentleman credit for making this situation right. The subcontractors Ryan uses in our area all seem to be honest, hard working individuals and this man is no exception. I will certainly let my neighbors know they do not need to worry about him. He does nice work and is a good guy. He just had the misfortune of trying to help somebody out who could not be trusted in this type of environment.CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com1tag:blogger.com,1999:blog-5191538938390998295.post-28299365278346423962014-07-18T21:53:00.001-07:002014-07-27T21:36:55.788-07:00Update on our Theft IssueUnfortunately RH's position on this is just for us to file a police report. They don't seem willing to offer any help or resolution beyond providing the name and phone number of the contractor who employed the perp. So that is very unfortunate. We did not contract directly with this person, Ryan Homes did. It was not our choice to bring in this particular sub, this is who they sent. We chose Ryan because we felt it was a company we could trust to build us a decent home and utilize honest workers to achieve this goal. We are very disappointed with the way this issue was handled by RH. We all know that filing a police report will do absolutely nothing in regards to getting our stolen money back. They want to place an additional burden on us which would be certainly be a futile effort. As previously stated, we have no physical evidence linking the man to this crime. Without that, the police could merely ask him if he stole the money. And criminals are <i>dishonest</i> so he would certainly lie to the police when asked.<br />
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But wait! This is where things get interesting. While browsing one of our local news channel websites the other day I was greeted by a headline stating that 2 local burglars had been caught after a month-long spree. Upon clicking the link the mugshot of one of the Ryan subcontractors popped up on the screen. The very man who had been in our home the day the money was stolen. Gee, is there any doubt in any lucid individual's mind that this fellow stole our money?<br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com3tag:blogger.com,1999:blog-5191538938390998295.post-64845953974229735212014-07-02T11:34:00.001-07:002014-07-02T11:34:13.666-07:0010 Month Review and the Missing MoneyHello fellow bloggers. It's been a while. A lot has happened to us in the past year since we moved into our new home. For the most part we have been fairly happy with our home. While there are several issues that still persist, most of the bigger problems have been addressed.<br />
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As you all know Ryan Homes schedules a 10 month final review to address any lingering concerns or issues with the home. We had several. Numerous floor squeaks, a garage door that didn't seal due to a hump in the floor slab, loose shingles, waves in the roof, nail pops, sticking doors, sagging cabinet shelves, a hump in the kitchen floor, several bad seams in the kitchen floor, discolored siding, etc.<br />
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A few days after our review the flooring contractor was scheduled to come out and fix seams and eliminate the multitude of squeaks that existed due to a shoddy underlayment application. At the same time, a tile contractor was there to fix some issues in the master bath. The flooring sub brought a helper with him. A younger individual who apparently was his nephew. While the "repairs" were being attempted I was bouncing back and forth between the kitchen and the master bath. After coming downstairs into the kitchen, where they were working, I realized I had left my wallet on the island. I decided it would be best to move it into my office at that point. At the time I didn't think anything of it. The subs finished the work and left.<br />
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Fast forward to later that evening. My wife and I had gone out to dinner at a local restaurant. Everything was great until the check came. I opened my wallet to pay the bill and saw that ALL of my cash--$150--was GONE!! I was shocked and appalled! I immediately realized what had happened. While I was upstairs tending to the tile guy, one of the flooring contractors went into my wallet and cleaned it out. We paid the check with a credit card and left. I was fuming. I felt so angry and violated. We talked to a few family and friends. The consensus was to report the incident to Ryan Homes. Since this happened in my home, and not a 7-11, I did not have the benefit of reviewing surveillance camera footage. Therefore, I had no proof. So I neglected to do anything.<br />
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The next day I saw a couple of my neighbors outside and brought them up to speed with what had happened. I knew they had flooring issues as well and wanted to make sure they were on the defensive when this sub came to their homes to fix their floors. One of my neighbors, was so upset by this that he drafted and sent a letter to Ryan Homes alerting them to the problem. Shortly after, I received a call from someone in their warranty department in Virginia. Her response was to say she was sorry and that I should file a police report. Well seeing as how it took the police 2 hours to arrive after my wife was involved in a hit and run accident a couple of weeks ago, I knew their response to a situation like this would not be rapid. I cannot afford to lose half a day to play RH games. Furthermore, without any proof or evidence, their course of action would be to ask the perp if he stole the money, which he would most certainly say he did not and that would be the end of it. So basically RH is just passing the buck.<br />
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I just wanted to let all of the RH blogging community to be very careful when RH subs are in your home. They will send anybody (lowest bidder) in and nothing is you have (especially cash) is safe. Keys, credit cards, jewelry, personal info, etc should all be hidden and the contractors should be continuously monitored while in your home. Do not let them schedule 2 different subs simultaneously or if they do make sure you have the manpower available to keep an eye on them.<br />
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Just a word of warning. Please be careful!! Hopefully this will help prevent any similar incidents from occurring.CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com3tag:blogger.com,1999:blog-5191538938390998295.post-8872244966014372042013-08-22T14:20:00.002-07:002013-08-22T14:20:30.548-07:00The Shower Saga and Other IssuesSince moving into our new home nearly two months ago, we have discovered numerous issues, most small, some rather large. The biggest problems being centered around our master bathroom, one part of the home where we spent in excess of $7,000 upgrading. The first time we used our soaking tub, we noticed water spots on the ceiling the next morning. This happened because one of the intake lines for the air jets was hanging down onto the floor and allowing water to escape. Not only did this create water stains on our ceiling, it also compromised the floor under the tiles because immediately after this happened we noticed a loose section of tile and the shower pan would creak every time you walked thru the room.<br />
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So at our "30-day" post-settlement followup, which was actually more like 20 days, the RH handyman scraped out the grout joint , which should have been caulk, between the shower pan and floor tile and re-did it with caulk. This, they claimed was the source of the noise. Immediately after that, we used the shower stall and noticed more wet spots on the kitchen ceiling, as well as water damage to the drywall next to the shower. Great the tub leak is fixed and now the shower starts leaking!<br />
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The PM stated it could be a "weep hole with a back-pitch onto it", so he arranged for the Kohler rep to come out and look at the pan. The rep decided there was nothing wrong with the pan and it was installed incorrectly. To fix it the original tile installer was called back to tear out the first course of tile and caulk properly. Since no one actually read the installation instructions, they were not aware that the pan had small channels to divert water to the weep holes. In order to prevent water from flowing past these channels and out of the pan, an L-shaped bead of silicone caulk was to be installed around these channels. We only discovered this when I pulled up the Kohler installation instructions on my iPad and showed them to the PM and tile installer when he was here. This was after the tile installer argued with the PM as to why it leaked and how he did everything by the book. Not to mention the tile installer did not remove his shoes in our home and scratched the paint on our front door. So he makes the repairs and reinstalls the tile. Turns out it was the wrong color tile. Same pattern, different dye-lot, so it was quite a bit darker than the existing tile. <br />
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We told PM we were not happy, don't put shower door back on, tile needs to be fixed, AGAIN! He sends a different tile guy over to repair it. This time the tile matched, but the grout joints did not line up, the tiles were not flush with each other, and in the corner it looked especially bad where the tile tapered down from a 1" wide piece to less than 1/2". Long story short it looks like crap! And to top it all off, while myself and my wife were looking at the tile, my wife was cleaning up the tile installation dust and debris that had made it into the soaking tub and discovered a large CRACK in the tub! We are beyond pissed off and are very tired of not being able to use our bathroom! The PM contacted the tile installation company who said they were going to send somebody else out, but this guy hurt his knee and was waiting to hear back from the doctor. This was two days ago, we have since heard nothing. Now it has been nearly a month since we have been able to use our shower. <br />
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In other news we have 4 loose stairs, several floor squeaks--some that have been fixed twice now, carpet pad squeaks, numerous windows that do not open and close easily, land that was never cleared completely, a crooked mailbox post, and an I-joist that was damaged and compromised by the company that installed the gas line to the stove. <br />
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Other than that, we like our new house, just wish this didn't have to be such an ordeal to get these issues corrected and would like to see a greater sense of urgency in getting things taken care of. CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com3tag:blogger.com,1999:blog-5191538938390998295.post-84295447459012316332013-07-03T21:38:00.001-07:002013-07-03T21:38:17.068-07:00Closed and Moved InWe closed on our home on June 19th as expected. The closing went pretty well. Probably about 45 minutes or so. They tried to slip their survey in at the end and wanted us to fill it out at closing. Since we had not spent any time in the finished house other than with the PM, we declined to fill it out on the spot. The settlement agent made a joke that we would be put on the "uncooperative list" and our attorney recounted an episode of Seinfeld where Elaine was blacklisted by all of the local doctors. At any rate things were pretty good in our new home at the time of closing. There were a few very minor things, but most items were resolved prior to settlement. <br />
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There are some floor squeaks here and there, a bent window screen, scratched transom over the front door, the garage door tracks need to be aligned, some little paint touch-ups, etc. The big item on the fix list is the whirlpool bath tub. It leaked the first time we used it. That was on a Saturday. Sunday morning when we got up the kitchen ceiling was wet. We emailed the PM and 9am Monday morning he was at our door with a plumber. Turns out one of the air intake lines was hanging down below the level of the jets and drain so it was leaking water. The PM corrected it and brought over a high volume air mover to dry things out. He was going to have a plumber, tile guy, and sheetrock guy all come this week to fix things, but with our schedules we decided it would be best to let things dry out completely and then just let them deal with it on Monday at the post-settlement (30 day) follow up. <br />
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Other than the aforementioned issues, we have been very happy. We installed some ceiling fans, pendant lights, a cable outlet in the study, an over-the-range microwave, and a garage door opener. The flat panel TV is mounted to the wall in the master bedroom. We also added some plants to the landscape and over-seeded the front lawn. One big disappointment is the "topsoil" they used. It is unscreened garbage and LOADED with rocks. I raked most of them out of the front lawn but I think we are going to see how the back does with them, since it is a lot of work to remove them all. <br />
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We signed a contract with a paving company to add a third lane (12') onto the width of our driveway and extend it back alongside the garage just past the service door. We have three vehicles and do not want to be jockeying cars all the time. Besides the 18' they give you for a driveway is very narrow and does not leave much room once you've parked two vehicles side by side. <br />
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One other project that we hope to complete very soon is the addition of a deck off the morning room. The "safety rail" they install in front of the slider is a little ridiculous. <br />
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There has been so much to do since we have moved in and we are nowhere near being done, but we will try to post some pictures once we have the time to take them, lol.CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com6tag:blogger.com,1999:blog-5191538938390998295.post-57237962927557703712013-06-08T07:02:00.001-07:002013-06-08T07:02:11.885-07:00"Pre" Pre-Settlement Walk ThruYesterday we toured the house. Things are nearly complete inside. Carpet has been installed. Paint is mostly done, minus a few touchups. Door and cabinet hardware is installed. Brushed nickel shower door enclosure is in. Cleaning has started. The appliances are all in. Plumbing and electrical are complete. Things are looking pretty good, but there are several punch-list items to take care of. For the most part they appear to be small things. <br />
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Outside there are still several things that need to be done. The porch columns and trim need to be painted. The decorative oval louver over the garage has been moved to the correct location, however they had to replace the siding underneath it and did not have the correct color with them, so they pulled some pieces off the side of the garage that will need to be replaced. Grading has been started but will still need a lot of work. They planted trees in the back. Not really where we wanted them, but they are in. The brick paver walkway still needs to be done and is supposed to be started soon. Sewer vent and clean out pipes need to be cut-down to proper length. Lawn needs to be seeded. So there is still quite a bit to be done outdoors, but it should mostly be done by our closing date on the 19th. <br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com14tag:blogger.com,1999:blog-5191538938390998295.post-32075385667442973922013-05-27T06:37:00.000-07:002013-05-27T06:37:28.530-07:00Tile Grouted, Appliances Installed, Plumbing CompleteFriday we toured the house and we were pleased to find the toilets, faucets, towel bars, and other fixtures had been installed. The grout in the master bath has been done. It has a nice contrast with the Truffle Field tile we selected. Down in the basement, the plumber was making all of the connections to the main water supply. The bathroom rough-in was finished up. Floor drain was put in. Water heater was installed. We now have running hot and cold water.<br />
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In the kitchen, the appliances were being installed. The gas stove, dishwasher, and garbage disposal are all in and working. They attempted to install the range hood, but the unit they had was white so they were re-ordering a black one. <br />
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Outside, the gutters were put up. They look good but we may need to relocate one of the downspouts since it will likely interfere with our future driveway expansion. <br />
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Hose spigots were also installed in our selected locations. <br />
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This week the trim carpenters are coming back to fix some issues and the painters are coming to do some touch up and to paint the baseboards, casings, and doors. There were several trim issues we are hoping are resolved. Some of which include crooked window trim, stair railings that do not line up, and a half-wall cap that looks like they used a butter knife to create the edge detail. <br />
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Hopefully all of these things will be corrected. We are nearing the end!<br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com18tag:blogger.com,1999:blog-5191538938390998295.post-5336118340988023412013-05-22T06:03:00.002-07:002013-05-22T06:03:57.859-07:00Listello Tile Update, Fireplace Complete, and Finish Electrical StartedFor those who have been following the blog, you might recall that they installed the wrong listello in the owner's bathroom. Apparently the listello we picked out is no longer available from the manufacturer, Dal Tile. So we were given the option to go in and reselect our listello or our PM suggested we could go to Home Depot and pick out a new listello and he would go purchase it and have it installed. We thought that was nice, but then we came up with another idea. The glass shower enclosure comes in a chrome finish, unless you pay to upgrade it to bronze or nickel. We were not crazy about the chrome finish, but their price to upgrade was quite high. So we suggested to our PM that we could leave the installed listello in place and simply upgrade to the brushed nickel shower enclosure. They agreed to it, so we are keeping the tile and getting brushed nickel. Appears to be a win-win situation! <br />
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In other news our fireplace stonework has been completed. We picked Bucks County Ledgestone and are very happy with the end result. <br />
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Finally the electrical trim-out has been started. Recessed light trims are installed. Doorbell is working. Chandeliers in dining room and foyer are in and outside lighting installed. Things are starting to come together. Less than 1 month to go!<br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com23tag:blogger.com,1999:blog-5191538938390998295.post-11289186899858562812013-05-19T20:43:00.002-07:002013-05-19T21:03:19.030-07:00Cabinets, Columns, Doors, Floors, Driveway, Paint, Trim, and MoreWe were able to go thru the house today with the sales rep. Lots of changes have occurred since our last visit. There are still several issues inside and out that still exist. Some things our PM has been responsive towards, others have been largely ignored. We are going to create a separate post listing the problems that we have noted and will make updates as they are, or are not, dealt with.<br />
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The driveway has been installed. Looks good. Luckily we said something to our PM regarding the placement because we discussed the driveway in detail at the pre-construction meeting and, unfortunately, our request was not going to be honored. Since RH installs an 18' wide driveway, that basically gives you 1 foot on either side of the garage door. We want to expand the driveway by one whole additional lane so we requested that the driveway be shifted 1 foot to the right, which would have lined it up with the edge of the door on the left side and the edge of the wall on the right. Before the driveway was installed, the outline was marked out and it was just going to be done with 1 foot on either side of the door. They did correct it after we brought it up, but it is getting very frustrating knowing that simple requests we have made are being disregarded.<br />
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The metal roof has been started on the porch. There are only two pieces of it up, but the rest of it is fabricated and in the garage waiting to be installed.<br />
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Porch columns have been installed. Six of them in all. They will need to be painted and a trim board under the front door still needs to be installed.<br />
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All of the doors and casings are in. The kitchen cabinets and countertops are installed. Looks like an endpanel still needs to be installed on the island, but it is BIG and overall there appears to be a ton of cabinet space. We were pleasantly surprised with our cabinet and counter top selections. There was an incentive on the maple cabinets, so we got them at no additional charge and they actually look pretty good. The bench/cabinet is installed in the mudroom. This will be handy for storage and putting on shoes. <br />
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Railings around the stairs are in. They will need to be stained. Hopefully it is done neatly. That seems to be a common complaint amongst bloggers. It would be nice if they came pre-stained and then were just touched up after installation. Some of the trim work is pretty sloppy but most of it looks good, at a casual glance. <br />
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The master bath has been tiled. We like the tile but they installed the wrong listello. Brought this to the PM's attention but it seems to have been ignored. Basically he acted like we were wrong. Said he would confirm it on the selection sheet. Well they were wrong. So we are still waiting to hear on this item. The vanities in both baths are in and the absolute black granite tops work well with the Andover white in the hall bath and the Wyoming cherry in the master. <br />
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First coat of paint has been sprayed, They cheated us out of the Kilim Beige that they advertise as a standard feature for the community. We are not happy about this, but they would not budge and would have rather us walked away than paint it the color that they advertise. <br />
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Vinyl flooring has been laid in the kitchen, foyer, laundry room, powder room, and main bath. We really are not crazy about it, but plan to install tile and hardwoods after settlement. Apparently they are not planning to install shoe moulding or quarter round along the baseboards in the rooms with vinyl flooring. This is pretty standard for resilient floors and we have seen several RH blogs that depict this type of trim, but, in our area, it looks like one more corner they can cut.<br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com14tag:blogger.com,1999:blog-5191538938390998295.post-10285238549081637272013-05-11T04:43:00.000-07:002013-05-11T04:43:21.206-07:00Drywall Finishing, Garage Goodies, and Exterior UpdateWe toured the house the other day and saw all of the sheetrock hung with 2 coats of mud on everything. The work looked pretty good so far, should like nice when it's 3rd coated and sanded. Looked out in the garage and noticed it was jam-packed full of doors, trim, cabinets, etc. The drywall work should be done in the next couple of days, WHITE paint (still upset about this) is supposed to be sprayed the beginning the week with finish carpentry starting up by the end of the week. Next weekend it should look very different in our house.<br />
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Yesterday, when I drove by the house in the morning, I was quite surprised to see portions of the roof and siding had been ripped off of the house. There was a worker on a ladder redoing the framing at the front corners of the garage roof. Apparently the Architectural department devised a plan for incorporating the cornice returns at the front edges of the roof. Thanks to my careful attention to detail, future generations of Courtland Gate builders, selecting a full front porch with gable overhangs, will now have the correct garage roof details (pats self on back) ; )<br />
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One last item is our closing date. We were originally told June 5th, then we were told anywhere from May 15th to June 15th (30 day window), and then we were told (more than once) June 19th. Well on Thursday when we met our PM at the house, it came out that June 19th was actually just the "pre-settlement" and the official closing wouldn't be until the following Monday (June 24th). Since we have sold our current home and have to be out on June 19th, that wouldn't have worked too well. After a bit of coaxing from my wife, the PM and his boss were able to change the closing date to June 19th. Definitely good news for us. <br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com14tag:blogger.com,1999:blog-5191538938390998295.post-66400915563605767602013-05-09T06:15:00.002-07:002013-05-09T06:15:23.320-07:00Siding Complete and Follow Up on Paint ColorAll of the siding is now complete. It looks pretty good, however the expansion gaps were not allowed for on 100% of the job, so we'll need to wait until a real hot day with direct sunlight on it to see what happens. It just boggles my mind as to how guys can do this for a living and completely disregard one of the cardinal rules of siding installation. <br />
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The other issue is the decorative louver trim on the garage gable. According to the elevation drawings, it is supposed to be centered both vertically and horizontally on the reverse gable. It is close to being centered horizontally, but nowhere near being centered vertically. This is right on the plans. Why do these guys refuse to follow directions? Now, of course, the fix will result in holes being left in the siding, but we are going to ask for it to be replaced if the holes are not behind the trim piece. Plus it seems like a bad idea in general to attach something with screws thru the face of the siding. Seems like it would restrict movement, which is what vinyl siding is designed to do.<br />
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Now for the paint color issue. According to both our PM and the Production Supervisor, we signed our contract prior to the color change taking place. So therefore our pricing did not reflect this change of color. Of course the pricing stayed the same from the time we signed our contract until, and beyond, the day that the model home opened and they were handing out brochures listing the standard features for the community which included the beige paint. They used the example, "XYZ development is getting beige paint too, but there's lots of people there who have white paint." The difference is that is an established community that's been around for 4 years. Not a single person is living in our community yet. Then they gave the example, well if you bought a car and then the next day they offered a/c standard with the car, you wouldn't be getting it. If the dealer cared about their customers you would!! Even Wal-Mart will refund your money if their prices change within 30 days!! They were so unwilling to budge on this item that they offered to give us our money back and we could go our separate ways!!! With "no hard feelings." That's right! We were given their standard, "maybe we aren't the builder for you" line. Really poor way to run a business. Our house is sold, we are 2/3 done building, and we just want to walk away???? They would rather lose the entire sale than put different colored paint in the sprayer!! Really hard to believe!!<br />
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<tr><td class="tr-caption" style="text-align: center;">Note the off-center trim piece. This guy should invest in a plumb-bob, or tape measure.</td></tr>
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<tr><td class="tr-caption" style="text-align: center;">Still needs the metal roof over the porch.</td></tr>
</tbody></table>
<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com15tag:blogger.com,1999:blog-5191538938390998295.post-8994855792192256022013-05-04T20:14:00.000-07:002013-05-04T20:14:18.396-07:00Sheetrock Hung and Siding BegunOn Friday we met with our PM at the house. They are still working on a solution for the roof returns in the front near the porch. Looks like a gutter will be wrapped around the corner as I predicted. Inside the house, the drywall crew was hard at work. They managed to hang all of the drywall in the house in one day. Wasn't a perfect job, but it should look fine, just will need a little more finishing work. We were surprised at how big everything seemed with the sheetrock up. <br />
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Also installed on Friday were the pre-cast floor slabs for the front porch. They look okay for the most part but there are parts that sound hollow underneath when you step on them. A formed and poured in place slab would have been better, but that's not how they do things around here. And when they were placing them with the crane, the operator hit the crane on the porch roof beam and pulled out the trim board. It is supposed to be fixed, but apparently it's going to be left pulled out for a while. It will probably end up getting bowed out of shape and not want to sit flat against the house by the time they get around to fixing it.<br />
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Today, the siding crew was at the house. They started early and finished just about the entire back of the house, one side, and about half of the other side. At the rate they were going it should be finished up in another day or two. We really like the color of the siding. It looks a lot better on the house than it did in the box. <br />
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Scheduled for this week is mudding/taping the sheetrock and then the finish work begins! One thing we were very annoyed about is the paint color the PM is planning to use. One of the standard features advertised in writing for our community is "Kilim Beige" paint. Our PM is claiming we signed our contract before that change occurred so we are only getting white paint everywhere. This seems very unfair to us and we plan to pursue this with his boss and the division manager if necessary. If something is advertised as a "community standard feature", then all of the houses in that community should receive the upgrade. The most frustrating part is the fact that the PM doesn't even know when this change allegedly occurred, he is just determined that we are not getting the beige paint because it will cost them more money. <br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com5tag:blogger.com,1999:blog-5191538938390998295.post-8026366665057024082013-05-02T18:21:00.001-07:002013-05-02T18:29:21.600-07:00Follow Up on Latest IssuesI drove by the house this afternoon and unfortunately no work had taken place today. However, our PM was there so I was able to have an informal meeting with him. First I checked the double window units for level and they had been corrected. Although the trim piece in the middle is 5/4 on the downstairs windows and 3/4 upstairs. Easy fix--I will bring this to his attention when we meet tomorrow. <br />
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After I finished checking the window alignment, the PM was getting out of his truck with a copy of the plans. First he stated that the replacement window trim head piece had come in. It was in the living room ready to be installed. </div>
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Next we talked about the issue with the roof. He reviewed the plans and looked at what was actually built and discovered a discrepancy. The issue, however, is in the way the plans are drawn up. The plans are a little sketchy as to the overhang/cornice return details when the 12" gable overhang option is selected. They kind of contradict themselves. Since the Courtland Gate is a pretty new design, our PM speculated that we may be one of the first to choose elevation A with a full front porch and gable overhangs. So our PM put in a call to NVR Architectural Services to try to get to the bottom of things. We may have to live with a gutter wrapped around the corner with no backer unless somebody can figure something else out. Hopefully there is a better solution, we will have to see what Architectural comes back with. I am happy with the way our PM is handling this one. I thought it would have been more of a battle, but he agreed with me that there would be a lot of roof run-off pouring down from this point on the roof.</div>
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The sump pump discharge pipe has been removed from the back of the house under the sliding door. It is temporarily being directed out thru one of the windows. It needs to go thru the foundation, which requires a core drill which the plumber didn't have on his truck today. They are going to get that corrected soon.</div>
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Supposedly the drywall crew will start tomorrow and siding is scheduled to start on Saturday. We are looking forward to seeing the house with siding on it.</div>
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Hopefully when we meet with our PM tomorrow for a walk-thru there is some drywall hung to look at. </div>
CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com4tag:blogger.com,1999:blog-5191538938390998295.post-21819739405920696982013-05-01T20:07:00.000-07:002013-05-01T20:07:35.326-07:00Insulated, Drywall Loaded In, Siding Delivered and Some New IssuesOn Monday our house was insulated and most of the framing punch-work was completed. The ceilings have been lowered in the mud room and powder room. The wall in the garage is bumped out and wonky. Service door and fireplace sheathing have been installed. I met with our PM Tuesday morning to see the insulation work before the drywall was hung. <br />
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Unlike many of our fellow bloggers, we were not able to add any extra insulation, cable jacks, speaker wires, blocking for flat panel TV's etc. etc...Hope you are luckier than we were on that one.<br />
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The insulation job looked fine. Although some new issues were noted. Several of the double window units, some of which we paid extra for, are not lined up with each other. They generally vary by about 1/4". That may not sound like a lot, but when they are only 4" apart it is obvious to the naked eye and put a level on one of them and it's downright ridiculous. <br />
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Next issue is the urethane keystone headpiece trim details (as they are referred to on RH drawings) over the 4 front lower windows. 3 of them are the same, 1 is different. Mentioned this to the PM, his response was "that's what was sent with the lumber package". And of course they never make a mistake and ship incorrect materials so apparently I'm just crazy. After looking at them he agreed that one of them was wrong and would get it replaced.<br />
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The final issue, and it's a big one, pertains to the roof. In our development, 12" gable overhangs (option code ROC) are standard. This appears to be a relatively new thing for RH in our area since the vast majority of RH communities around here do not seem to have them. So the framers, probably not being too familiar with them, basically neglected to follow the plans and just kind of did them their own way. Where this becomes a big problem is where you have two different roof planes meeting each other. Like on the front of a garage with a gable detail. Instead of framing out "cornice returns" around the sides of the garage roof, they just met the two roof planes at a point. So now, there is nowhere to mount a gutter on the sides of the garage roof and all of the run-off water is channeled into a narrow valley where it will drip and erode whatever is below it. I suspect they will try to just float a piece of gutter around the edges, but this is definitely wrong. Have an email out to the PM about this now. We will see what happens. <br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com6tag:blogger.com,1999:blog-5191538938390998295.post-28693699526193029332013-04-27T07:50:00.000-07:002013-04-27T07:50:17.298-07:00Pre-Drywall MeetingOn Thursday we met the PM at our house for the pre-drywall walkthru. Most things looked pretty good, however, there were several items of concern. The first thing we noticed is a crack in the side of the front door. The PM stated this would be replaced. We then went from room to room with the PM pointing out switches and outlets. He had already been thru the house and marked out issues with orange spray paint. <br />
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In the powder room there was a lot of orange paint. Apparently the ceiling in there has to be lowered to accomodate proper placement of the exhaust fan. While in there we also noticed that the switch and receptacle boxes next to the sink were not lined up vertically. PM said he would notify electrician. Next was the mudroom. Again, the ceiling in the mudroom needs to be lowered to make room for plumbing, fan exhaust, and heat runs upstairs. Not thrilled about it, but not much we can do. <br />
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So then we move to the kitchen. First issue, the CPVC plumbing feeding the upstairs bathrooms and laundry room is undersized. They used 1/2" pipe where 3/4" should have been used. Probably saved $20 on the whole house. Guess we can't run more than one thing upstairs if we want any water pressure/volume. Asked the PM about this. His reply, "we always do it like this and never have a problem." OK. Hopefully not, because fixing it would require tearing out the kitchen ceiling. Then he states that we are actually in a high-pressure area and we need to install a pressure reducing valve. Well that's great, but it's not really pressure we are concerned with, it's volume! In fact, the smaller the pipe, the higher the pressure! Kind of like when you put your thumb over the end of a garden hose... Volume, on the other hand, requires a bigger pipe.<br />
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Next issue in the kitchen, and several other places, was the heating system. They completed omitted the heat runs in the kitchen. So for a room that measures approximately 16' x 22' we have ZERO heat vents. NICE. Their answer: it is surrounded by conditioned space and therefore does not need any runs. If we did install them we would just end of closing them anyway once the system is balanced. I foresee having to add vent(s) to the kitchen once we install central A/C and find out the kitchen does not cool adequately. <br />
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Looking out into the garage I see the bath exhaust duct running across the ceiling. Looks like another boxed-in area. This is starting to look like a remodel project rather than new construction. Wait a minute, what is all this orange paint on the wall separating the garage from the family room? Well, that wall is not going to be flat across, it's going to have 3 or 4 separate bumped out areas where the heat ducts run up to the second floor. Okay great. That's going to look like crap. Here's an idea: let's just bump out the entire wall and make it straight all the way across. <br />
PM: "No we can't do that, you have a service door". <br />
Me: "The door is like 5 inches from the wall, the wall would be 4" thick, it's fine." <br />
PM: "Well, then it would interfere with the door casing." <br />
Me: "Rip down the casing. I don't even care if there is casing." <br />
PM: "Well that wouldn't look finished." <br />
Me: "Won't look any worse than 3-4 bump-outs projecting from this wall."<br />
More arguing and then silence, then "we are not a custom builder" and "you can talk to my boss about it." His boss wants to charge us more money to make it look like it belongs instead of an afterthought. If the HVAC system was done according to plan, this would not even be an issue. Apparently in our region they do not follow the HVAC plans. Guess they figure the professional architects and engineers who design and spec out these homes don't know what they are doing. This company, and their willingness to please the customer once the contracts are signed and the deposit is collected, really suck sometimes. <br />
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So moving on we then went upstairs and found that the door to the owner's bath toilet room was going to be swinging out into the bathroom rather than into the toilet room. They are going to correct this.<br />
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Of course that room, the laundry room, and the upstairs hallway were missing the heating supply air ducts as indicated per plan, but we were told we would not be getting these. Don't need them was their excuse.<br />
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Then we look in one of the master closets and see the dryer exhaust duct running across the floor. That is going to be a "shoe rack"! Basically another drywall bump-out afterthought. Now in the laundry room, instead of having the dryer vent connection located behind the dryer, it will be next to the washing machine. Bet that will be convenient to hook up. <br />
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The other issue noted was with the electrical system. They ran a ton of switches as "switch loops" which does not give you a neutral conductor in the box. The 2011 NEC requires a neutral in each box in case you want to use a switch that requires one. However, since NYS is still using the 2008 NEC code, they get a pass on this one. <br />
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Other than all of the above issues, things looked pretty good. Insulation, drywall, and siding are scheduled for next week. Then once the drywall is up, finish work begins. At that point the cover-up stage is over. All the work will be readily visible and will be analyzed, scrutinized, and picked apart as necessary.<br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com8tag:blogger.com,1999:blog-5191538938390998295.post-87854335963859482412013-04-23T20:22:00.000-07:002013-04-23T20:22:56.150-07:00Garage Door Installed and Mechanicals StartedSince we are not allowed to access the interior of our future home without a Ryan representative present, we have to settle for peering in the windows and whatever happens on the exterior. Driving up the street this evening we were happy to see our garage door installed. It is a Wayne Dalton insulated door, 8' high carriage-style with the faux-hardware appliques. Looking in thru the side door, I was pleasantly surprised to see it had the upgraded torsion spring system--what Wayne Dalton refers to as the "TorqueMaster" spring. It is a fully enclosed counter-balance system that stays clean and has an integral safety mechanism to prevent the door from going into a free-fall if the spring breaks. Nice to see considering the PM indicated it was the exposed, older-style torsion spring, when we asked him about it at the pre-construction meeting. <br />
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Around the back of the house we were a bit disappointed to see a PVC pipe stubbed out of the back of the house. It was the discharge tube for the sump-pump and it was installed right in front of the sliding door on the morning room. It is in a very inconvenient location in regards to our future deck. It will either have to be moved, and the empty hole filled in, or the ledger board for the deck will have to cut around it. Either way it pretty much sucks where they put it. Not to mention it is currently going to dump water about 1 foot off the corner of the morning room foundation. We will have to bring this to the attention of our PM and see what can be done.<br />
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Looking in the windows it appears that the rough electrical, at least on the first floor, is essentially complete. We have our pre-drywall meeting on Thursday and we plan to bring copies of the electrical drawings and verify the correct number and placement of outlets, fixtures, switches, etc. The rough plumbing looks mostly done as well. We'll have a better idea of what's been taking place on Thursday. Finally, there are a few heating duct runs going up the interior walls to the second floor. Unfortunately we couldn't get very good pictures thru the windows, but we did get a couple of outside shots. <br />
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One last note, the ridge vent, if you want to call it that, was installed over the morning room. The plans call for a 4' vent. It doesn't look like 4' from the ground but I guess I'll know on Thursday if the morning room ceiling is still open.<br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com9tag:blogger.com,1999:blog-5191538938390998295.post-83291407247979364962013-04-21T19:23:00.000-07:002013-04-21T19:23:10.424-07:00The Roof is OnThe roofers have been busy and have just about finished the roof. It looks okay, however, several issues exist. Unfortunately they did not run the ridge vents across the entire length of the roof. They only installed the minimum length venting per plan, which seems somewhat inadequate given the overall size of the roof. Since the model home in our development has the ridge vents across the entire roof, we were hoping they would do ours the same way. No luck. <br />
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The next issue with the roof is the complete lack of aluminum drip edge on all of the rake edges of the roof. I have never seen a roof done like this in our area. Drip edge is like $5 for a 10' piece. What a lousy way to save forty bucks! Now the inch of unsupported shingles overhanging the edge will likely curl and sag over time. We are not happy about this and have emailed our PM for a resolution. Of course it is too late to install it easily and correctly without taking up the shingles around the edges but we'll see what happens. <br />
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Another major issue is a missing ridge vent over the morning room. The plans specifically call for one and it is not there. No cut out in the sheathing for it and the roof has been shingled right over where it goes. That we discovered today so we will have to bring that one to PM's attention as well. <br />
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Finally, the step flashing that gets installed at the roof/sidewall connection between the back wall of the house and the morning room roof is missing for about 6 feet along the edge of the roof. It's there along the top and bottom, but missing in the middle and of course all of the shingles are installed so, it's going to be difficult to get it installed correctly at this point.<br />
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So far we have been very pleased with the work of the concrete guys and the framers, but we are disappointed with the cut-rate roofing job/crew they used. Hopefully our PM will make things right...<br />
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One other thing we noticed is a crack in the edge of our front door. We are going to request a new door be installed. Who wants a cracked door in a brand new house?<br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com5tag:blogger.com,1999:blog-5191538938390998295.post-78049983649371225612013-04-18T20:56:00.001-07:002013-04-18T20:56:56.038-07:00Pre Pre-Drywall WalkthruSince we have not had the chance to "officially" view the inside of the house yet, we setup an informal walk-thru with our PM today. It was nice to be able to go thru the house and see what has been done up to this point. Let's start with the exterior. Just about all of the preliminary exterior trim details have been completed with the exception of the trim around the palladium window and the decorative details on the gables. <br />
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The roof has been started. Ice and water shield has been applied around the edges and the entire surface is covered with tar paper. Due to the 40 mph winds we were experiencing today, the roofers were not able to stay up on the roof. So hopefully tomorrow the majority of the shingles will be completed. It's too bad it was so windy today, because otherwise it was a beautiful spring day. <br />
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When we pulled up to the house there was a flurry of activity taking place. One of the basement windows was removed and there was a big concrete truck pumping concrete into the basement. They were working on the floor slab. As we were talking to the PM in the kitchen, I noticed one of the workers snapping a chalk line on the floor in the foyer in front of the door. A few minutes later he had a circular saw and was cutting out a section of the floor. Then the concrete truck backed up close to the door and they directed the chute over the hole in the floor. Apparently they dump the concrete in thru a hole in the sub floor if they are pouring the basement slab after framing has taken place. There was also a man in the garage troweling out the floor slab and tooling in the expansion joints. My wife asked our PM if she could put our initials into the garage floor slab and he allowed her to do so. <br />
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The electrical contractor also got started today. Several of the device and fixture boxes were installed as well as a bunch of recessed cans. Since there are so many outlets, switches, etc in the house we plan to go thru with the electrical prints and verify the work before the drywall goes up.<br />
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Now for the bad news. Our closing date has been pushed out 2 weeks due to the delays we have incurred so far. Hopefully it will be sooner and definitely not any later. We are supposed to close on our current home next week and are going to rent back from the buyer but can probably only do that for 30 days. <br />
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Our official pre-drywall meeting is scheduled for Thursday so we will probably know more then. Here's hoping the weather stays good and the trades stay on schedule.<br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com1tag:blogger.com,1999:blog-5191538938390998295.post-91067069287371906852013-04-16T21:30:00.001-07:002013-04-16T21:30:47.927-07:00Garage Gable, Palladium Window, Tub Deck & CleanupMajor developments occurring on Tuesday were the gable over the garage and the palladium window at the top of the two-story foyer. It appears that the roof is ready to be shingled now. Hopefully the OSB decking will dry out some before tomorrow since it poured this evening. <br />
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The Palladium window over the foyer looks great and adds a lot of light to the front entry. All of the 2 x 4 braces stabilizing the walls have been removed and the framing scraps/trash has been cleaned up. The house seems much bigger now. All of the sole plates in the door openings have been cut out and the soaking tub deck has been framed out in the master bathroom. Also, the garage attic access leprechaun door that was in the master sitting area has been reframed in the master closet. The attic access over the main portion of the house was added to the laundry room, per our request. It is normally placed right in the middle of one of the bedroom ceilings. <br />
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Finally some trim boards were added to the porch ceiling. They still need to add a bit more housewrap, the curved trim over the palladium window, and the keystone head-piece details over the 4 front lower windows. Then, that should do it for the framing crew. When I drove by this evening they were loading the tele-handler (big forklift with long boom) onto the truck to haul it to the next job site. Their trailer was still parked out front so it appears they will be back for at least one more day to finish up. <br />
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So it was almost 3 weeks they have been on the job. The PM originally said 6 days to frame and one of the framers said 4-5 days. Both estimates way off, but it looks good now and that's all that really matters at this point. <br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com2tag:blogger.com,1999:blog-5191538938390998295.post-62788425287648650412013-04-15T20:10:00.001-07:002013-04-15T20:10:35.220-07:00Roof Trusses, Sheathing, Front Door and MoreWell we were told on Thursday that the framers would be finishing up on Friday, but that didn't happen. So we figured they would work on Saturday since the plan was to put the roof on today (Monday). That didn't happen either. Over the course of Friday, Saturday, and Sunday they did not accomplish much. Basically they put in a few windows and some housewrap and stacked the trusses on top of the second floor walls to stage them for installation. Oh and the safety rail supports around the staircase were lagged into the floor and had 2 x 4 rails attached to them. <br />
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Today they put in a full day. They were there past 7PM. All of the trusses were put in place and covered with OSB sheathing. The gable/peak detail over the center of the house was installed. They installed the half-moon window and the slider in the morning room. The front door/sidelights/transom, which was all one unit, was put in. Decorative trim/crown molding was hung around the garage door opening. <br />
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So it appears that to finish up the framing crew still needs to install the decorative moldings around the front windows, add the front gable detail to the garage, install the palladium window over the 2-story foyer, finish up the housewrap, frame the soaking tub deck, and move the attic access door opening into the closet. Most of those things may not happen until the framing punch list is completed but hopefully we can move to the next stage soon. <br />
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We have an informal walk-thru scheduled for Thursday and our pre-drywall meeting is on Monday. At this point it is looking doubtful that the rough mechanicals will be done by then, but anything is possible...<br />
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<br />CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com3tag:blogger.com,1999:blog-5191538938390998295.post-79996786413825261162013-04-11T21:44:00.001-07:002013-04-11T21:44:39.898-07:00Second Floor Windows and Interior WallsIt rained heavily today and it still looks like the framers put in about half a day. They did manage to put up what looks like all of the second floor partition walls and windows. The window in the 2-story foyer has not yet been installed, but it needs to have an opening cut out first. They are supposed to be done framing tomorrow, but I think it they will stretch it out until at least Saturday.<br />
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Items that still need to be completed:<br />
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<ul>
<li>Roof trusses and roof sheathing</li>
<li>Peak detail over garage</li>
<li>Gable end overhangs</li>
<li>Fireplace hearth</li>
<li>Possibly soaking tub deck (couldn't see upstairs)</li>
<li>Sliding glass door in morning room</li>
<li>Half-circle window in morning room</li>
<li>Front door/sidelights/transom</li>
<li>Finish housewrap and window flashing</li>
</ul>
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Seems like a lot of stuff to finish in one day, but these guys are fast when they have a full crew on site.</div>
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We did receive word from our PM that the access door to the attic space above the garage will be relocated to walk-in closet. He also told us the service door opening will need to be reframed once garage slab is poured.</div>
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As for next week, roof is supposed to be going on Monday. Garage and basement floors will be poured on Tuesday and mechanicals will be the rest of the week and some of the following week.</div>
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CGBloggerhttp://www.blogger.com/profile/02205658995432075652noreply@blogger.com4tag:blogger.com,1999:blog-5191538938390998295.post-26765760604218382342013-04-10T20:46:00.000-07:002013-04-10T20:46:33.148-07:00Second Floor Walls UpIn spite of the downpours and steady rain we had all day, the crew managed to get the second floor exterior walls up. They also installed some of the housewrap on the second floor. In a perfect world that probably should have waited until things were dry, but it's up now. <br />
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The main roof structure for the garage was also built and sheathing applied. Still need to finish the front peak detail on the garage and the service door appears to need some additional work. The opening for it is currently sitting on top of the cut out in the foundation which it should fit into. So instead of an approximately 7' high rough opening, it's closer to 9'. We have brought this to the PM's attention to make sure it gets framed out correctly. <br />
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The morning room roof trusses and sheathing are also done. Still needs the half circle window and the slider installed, but other than that looks good. <br />
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One other item that we mentioned to the PM was the relocation of the attic access door that would normally be located in the master bedroom sitting area. That seems stupid to us so we requested it be moved to the adjacent walk-in closet. The PM stated he couldn't determine whether or not this could be moved until framing had occurred. It is currently in the middle of the sitting area, but the wall section comes pre-fabricated so it would have to be modified on site. It would be a very simple fix so we are hoping our wish is respected. <br />
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Progress has really ramped up over the past couple of days and we were told framing would be done on Friday, so we are anxious to see if that will be the case. If only the weather cooperates...<br />
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