Updated from after our final walk thru *Our PM was great with documenting and going over everything on my list. Everything went very smooth and everything is going to get fixed with any problems. I have to say I'm very impressed with our PM handled our list*
Our Final-Walk-Thru / Pre Settlement Demonstration (whatever they want to call it) is tomorrow and I know that it’s going to be a lot to go over. Since visiting last weekend we found more issues, which it normal to see more issues the more you look. Our PM said he was working on my list I sent them for the last 2 weeks, yet only couple were finished this weekend. I really thought he would have done more. That leaves him only 2 full days to do everything else on my list, which I don't think he will have time. So most I will need to get in writing that they will be done after closing. I wonder if he is going to fight me over fixing some of my issues. If so, I will be asking for his manger contact information, as I won’t stand for poor quality work and a house that doesn’t meant code. If the manager gives me any fight on things that don’t meant code I will ask for the name of the county inspector that passed it and will be filing a complaint with county, saying that inspector is passing things that don’t meet code. I bet the county inspector didn’t look around as much as he should have, not that he doesn’t know the code. I’m sure that will get my point across.
Here is what doesn’t meet code:
· A clean out pipe in our basement is facing a stud in the wall instead of the drywall opening. Code says there needs to be sufficient space to access the cleanout, which defined as 18 inches. The stud is less than 6 inches. Also the cover over the cleanout is sealed shut. Code says it must have a covered that is removable and not sealed. I have a Master Plumber in my family that has looked at it and he said it doesn’t meet code.
· Basement outlets are too far apart, and we also paid for an extra outlet, which we couldn’t have gotten extra outlet if all outlets are either are too far or just enough apart to meet code. Code says an outlet must be within 6 feet from any point on the wall. Meaning they can’t be more than 12 feet of wall space that doesn’t have at least one outlet. I measured one point that’s over 13 feet with no outlet. 13 dived by 6 is more than 2, so it doesn’t meet code.
· There is an outlet installed in unfinished area of the finished basement that has a wire running to it that’s rated for a lower voltage than the outlet installed. Outlet or wire needs to be replaced.
We have a lot of items that were installed damaged or were damaged after they were installed. These being fixed after closing will need to be documented. Kitchen cabinets, light fixtures, and tile. I will not stand for them not agree to fixed these issues before closing or written into the contract that they will be fixed within so many days after closing.
Drywall issues aren’t that big of deal to me currently, but they still need to be fixed. Just not documented like the rest.
As for things Ryan Homes does that is a shortcut, but it does meet code:
· All outlets in all bathrooms are one GIF circuit.
o Meaning you can only use one hair dryer at a time in the whole house, if you’re in a bathroom, which everyone always use the hair dryer in the bathroom
· All the finished basement outlets are on one circuit
o Meaning you can’t plug in 2 different things in the whole basement that uses a lot power, so treadmill and mini fridge in the basement is a no go.
· Re-direct Vents for sewers lines of sinks are under sink
o So if they fail which will happen just a matter of time, then sewer gases will fill your house.
My issue list has gotten so long that I started organizing my area of the house making it easy to go in order when reviewing the house.
(Purple-new issues haven’t told my PM about yet)
(Black- issues have told him about he hasn't fixed or commented on)
As you can see I check every detail. I didn't include pictures because there were way too many issues to upload pictures for.
My Issue List:
a) Cleanout covered and facing the wrong way
b) Needs to be touched up left front speaker cut out, In Basement the Front Left Speaker isn’t cut out, all the rest appear to be cut out with plates over
c) Basement Door doesn’t shut well
d) The outlet in the unfinished area of the basement near the cabling box has a wire running to the outlet that isn’t rated for the outlet installed
e) The light in extra room of the unfinished area has no pull string or switch that turns it off/on
f) Recessed lights is dented
g) Hole in baseboard along wall with window
h) Trim at top of basement door not level with door
i) Duct run drywall isn’t level/straight/square opposite wall of basement door corner
j) (I already email him on this, he says it’s because the power washed the unfinished area in the basement, I have never heard of that, so I will check again)Water in unfinished area on top of sump pump and water in HVAC pan again, HVAC pan is sealed in corners, water is under the HVAC pan, check to see if sump pump is working correctly
k) Main water run is outside insulation, should be inside
2) 1st Floor
a) Corner cabinet damaged in kitchen
b) Family room bar wall where carpets meets vinyl isn’t right
c) Under microwave the drywall is messed up
d) Morning room curved window isn’t smooth
e) Water not work in fridge in kitchen
f) No Kitchen stopper in sink
g) Drywall in-between kitchen and dining room needs to be touched up
h) Bottom Trim near patio door corner needs to be touched up
i) Cabinet doors and draws aren’t straight in the Kitchen
j) Mud needs to be touched ceiling in kitchen
k) Bottom trim needs to be touched up in kitchen
l) pantry door doesn't shut well
m) The floor transition from carpet to vinyl kitchen/dining room needs to transition better
n) front door doesn’t shut well
o) In Kitchen the counter top lip was installed, but it shouldn’t, (please leave lip installed where it goes all the way up to the bar near sink, just remove the small 3in lip)
p) Wall bump out between the family room and hallway on the kitchen bar side isn’t square
q) There were squeaks in the floor at the front door area.
r) Mud needs to be touched under downstairs railing base main floor
s) Mud needs to be touched half wall bottom of ledge in family room
3) 2nd Floor Other
a) Extra hole for switch of the fan in half bathroom upstairs, both the fan and light need to be on the same switch plate
b) Wall outside Landry room mud needs to be touched up
c) Very bad caulk job in spare bathroom tub, is missing at spare bathroom tub
d) Upstairs hanging light has scratches on fixture facing wall/window.
e) There were squeaks in the floor upstairs in master bedroom
f) Mud needs to be touched in spare small bedroom the wall the Laundry is on
g) Mud needs to be touched in spare larger bedroom outside wall near outlet
h) Landry room pipe needs to be opened up
4) 2nd Floor Master Bathroom
a) Door is peeling, painting over it doesn't work
b) Missing soap dish in Shower
c) shower walls have a bunch of chipped wall tile installed
d) The corner tile in tub should be one tile not two tiles put together
e) Grout in missing in spots around tub in master bath
f) Mud needs to be touched outlet near mirror in Master bath
g) Tub isn't secured and squeaks
h) Tub faucet in master bath there is another chip in tile
i) Wrong tile was installed in shower floor (The flooring company showed us a tile that was a cream color (almond, pictured below) and told us it was the only tile we could have for the shower floor, as we aren’t allowed to miss match our tile and it was the one that went with the tile we selected for the wall and floor for that bathroom, yet a dark gray tile was installed)
j) Grout needs to be touched up all over
k) Bottom trim
a) There are large gaps on where the siding and cement meet at the basement window, these gaps are too large to just be filled with caulk.
b) There were a lot of siding/caulking issues we saw all around the outside, didn’t list all
c) Siding isn’t down far enough down to cover framing braces, noticeable in the rear of the house
d) Doorbell doesn't work
e) Outlet in back next to basement door needs caulking
6) All over
a) The handrail in the stairwell has rough joints, nicks, and rough patches on it
b) Inside wall of hand railing on stairs is rough
c) Doors doesn’t shut well
d) Door stops need to be adjust on some doors
e) Recessed lights don't fit well and are rough around fixture
7) Check Over
a) All Windows
b) All Doors
c) All Trim (Top and bottom and window everywhere)
d) Dirty- All Vents (Should feel air, clean, be in every room)
e) All cabinets (looks)
f) All appliances (looks and work) Water in fridge doesn’t work
g) All flooring (looks)
h) Check caulking outside
i) Check caulking in bathroom (sink, toilet, bath)
j) Sit on toilet to make sure it’s tight
k) Measure between all outlets (mark anything over 12)
l) Check under all sinks
m) Run all bathroom fans
n) Check for paint and mud on outlet/light faceplates