Help...Issues with Contractor and New Garage

[kenscr5]

As I mentioned in the first thread, I got a permit from the City of Chicago myself. The permit simply states...

Description of permitted work:
Remove existing frame garage and replace it with a new 27x22x15 max ht. metal frame (structural metal studs with 2 layers of 5/8 gypsum board at each side of the stud) garage with 3sqft of roof vent.

 

[redsky49]

great advice...like i said before the architect bears a lot of responsibility in the case of the walls, that was an egregious error and the biggest one besides the shoddy workmanship from the contractor.

I just hope that the OP used a licensed, insured established Architect, and not just some moonlighting CAD operator that copies construction details from previous jobs. If the Design Professional does not maintain a registered business address I would be extremely suspicious. (That being said, I did work with one Architect who worked out of his house for probably 30 years, along with a small staff of 4-7 additional architects, draftsman and a secretary).

Liability insurance (Errors and Omissions) is extremely expensive, and is one of the first things you should ask about whenever establishing someone's credentials.

 

[MrMark]

Get this book asap for your own study; it is essentially a bible on how to do frame construction. I believe this would be in every architect's office:

"Graphic Guide to Frame Construction"

by Rob Thallon.

It is more of a design guide than a book. It shows detailed drawings of everything related to walls, slabs, roofs, etc.

You cannot trust "professionals" to do their job nowadays, don't know that you ever really could. You need to know as much (or close to as much) as the guys doing the job to get outstanding work. No different here, than with anything else. The only people that can sit back and let the "pro's" do the work are the guys hiring out with essentially unlimited resources. And that is because they have a man on-site with great knowledge to make sure everything is being done correctly. A GC is not that man in your case, obviously.

 

[Robert Haas]

Why does the OP completely ignore the questions about inspections?


Has there been any inspections done by the city/county building department?


Out here we are required to have the slab inspected before it is pored (reinforcement, soil preparation, form construction etc)

We must have a framing inspection

we must have a roofing inspection

we are not allowed to proceed beyond any of these inspections with the next phase to prohibit covering up areas of scrutiny

 

[MichaelP]

Kenscr5,

I feel your pain. I just finished a new garage project that started one year ago and was supposed to be finished last fall.

I can tell you only one thing. Contractors now occupy #1 line in the short list of professionals I deeply detest. Even the worst lawyers, used cars salesmen and Chicago politicians cannot compete with them.

Try to get a second opinion as it was suggested and see if you really have to tear everything down and start over. Hopefully, not. But, in any case, be prepared to the fact that you'll be the only one who will pay for everybody's mistakes.

I cannot pass any judgement on the architect's work, but his project was approved by the town officals when they issued the permit. I have to assume that they either as responsible for this as he is or the project wasn't violating the local code. Think what you can do about it (probably, nothing, but who knows...).

Good luck to you! And don't feel guilty, because your are NOT. There is too much s#$% around us nowadays.

 

[dirttracker18]

Yes I put the full blame on the consumer.

You buy a Porterhouse steak at the grocery store for ten cents a pound you sure can not expect it to be USDA Prime now can you.

If your Brain surgeon tells you he can get that tumor out of your skull for a fraction of what the industry runs at, well you can't ***** when he uses a sawzall now can you?


You get multiple bids for a reason, you choose the one to sign up with intelligence. If you ain't smart enough to know the way to go, then take your medicine and move on to your next drama.(you are gonna have a lot of them)

life ain't easy. Wear a cup

Remind me not to do any work with you then.

The onus is on the contractor to build a proper building. It is esy for even a laymen to tell this is not right.
Your porterhouse may not be up to grade A standards but it still meets the minimum requirements and regulations.
Basically your arguement is if you don't have enough knowledge and I do and can rip you off with that then by all means that is my poragative.
Say a lot about the industry if that is the common metality among contractors. What ever happen to honest work for honest pay.

I sure hope it is not.

 

[MrMark]

Remind me not to do any work with you then.

The onus is on the contractor to build a proper building. It is esy for even a laymen to tell this is not right.
Your porterhouse may not be up to grade A standards but it still meets the minimum requirements and regulations.
Basically your arguement is if you don't have enough knowledge and I do and can rip you off with that then by all means that is my poragative.
Say a lot about the industry if that is the common metality among contractors. What ever happen to honest work for honest pay.

I sure hope it is not.

I don't think he is saying it is right or ideal. I think he is saying that, unfortunately, it is reality.

Like I said, unless you have lots of money and can afford to hire someone to look out for your affairs, if you want good work you have to arm yourself with knowledge. It's your only way to compete.

 

[MichaelP]

unless you have lots of money and can afford to hire someone to look out for your affairs

Isn't that the only reason to hire a general contractor?

 

[kenscr5]

Why does the OP completely ignore the questions about inspections?


Has there been any inspections done by the city/county building department?


Out here we are required to have the slab inspected before it is pored (reinforcement, soil preparation, form construction etc)

We must have a framing inspection

we must have a roofing inspection

we are not allowed to proceed beyond any of these inspections with the next phase to prohibit covering up areas of scrutiny

Sorry I was not ignoring you, I just haven't gotten to everyone's replies. No isnpection has been done yet. I didn't even know that it was necessary. Again, I am not the professional in the carpentry trade. However, I just requested an inspection by the City of Chicago, and will hopefully see them soon.

 

[kenscr5]

One thing that I forgot to mention is that there is a cathedral ceiling so that I can install a car lift in the single bay. And the double bay has a loft above for storage.

 

[Robert Haas]

One thing that I forgot to mention is that there is a cathedral ceiling so that I can install a car lift in the single bay. And the double bay has a loft above for storage.

Is the slab rated for a lift?

What that means is the slab pored with the proper tensile strength and did the GC use adequate rebar and in the proper schedule?


Again this is important information and needs to be crystal clear to allow you the safe operation of this garage in the future.

Furthermore if you are using the loft area for storage what reinforcement was instituted to allow it in terms of the load bearing walls and the joists.

 

[MichaelP]

No isnpection has been done yet. I didn't even know that it was necessary.

This is strange. Usually, they require inspection of the excavation for the footing, then the slab, frame or complete structure/electrical inspection. You have no plumbing there, I assume.

At least, that's what they do in my area. I'm not in the city of Chicago, however. But as far as I know, the city codes and inspections are more strict than ours.

 

[danski0224]

The plans should be detailed enough to show methods of construction.

I do not think the OP (or anyone else) should be versed enough in all trades to the point that he could build it himself just to go through with a project like this.

Detailed plans with materials schedules and cross sections should level the playing field in the bidding process. Substitutions should be noted and approved, if necessary.

Plans and the inspection process are supposed to stop problems like this.

The city had to approve the plans, they should have caught the errors in their review process. Lots of luck suing the city, though. They make the laws but are not held accountable.

Your contractor should have reviewed some of the schedules and cross sections, catching obvious problems early on.

This failure would be expected in a project without plans or specs and someone looking to maximize profits at the owners expense.

As far as inspections go, they should have told you the process. The builder certainly should have known. The argument could be made that you should have sought information online... but that is not a front running issue in my book.

 

[must8657]

sounds like someone is upset that they charge to much and continues to loose jobs to those charging less.

Now according to the OP, this wasn't the lowest bid. Also, the highest bid doesn't mean you are going to get better work. It is all about research.

 

[kenscr5]

Yes I talked to the lift company before starting the garage to make sure there were no issues. The lift company said that a 4in slab at 4000psi was good.The slab is also reinforced with welded wire and fibermesh.

No plumbing.

I'm in the City of Chicago, and I'm sure that they don't have inspectors running out to inspect every single project multiple times.

 

[must8657]

Why does the OP completely ignore the questions about inspections?


Has there been any inspections done by the city/county building department?


Out here we are required to have the slab inspected before it is pored (reinforcement, soil preparation, form construction etc)

We must have a framing inspection

we must have a roofing inspection

we are not allowed to proceed beyond any of these inspections with the next phase to prohibit covering up areas of scrutiny

just because something has passed inspection, doesn't mean it is quality or even safe work. I went above and beyond when doing my 200amp service upgrade to make sure everything was correct and looked nice so it would pass inspection. had my union electrician buddy help. inspector shows up, puts a meter on the lines outside and checks for a short. calls it good and never even goes inside the house to look at the box.

there is plenty of evidence of crappy work that has passed inspection on tv.

 

[must8657]

Sorry I was not ignoring you, I just haven't gotten to everyone's replies. No isnpection has been done yet. I didn't even know that it was necessary. Again, I am not the professional in the carpentry trade. However, I just requested an inspection by the City of Chicago, and will hopefully see them soon.

don't apologize to this a$$$$$

 

[Robert Haas]

Who spends 20 large and does no research on how it works?

From the OP's comment that he was told and therefore expected the garage to be completed in 7 days shows the amount of ignorance the home owner was burdened with.

If a general contractor told him that, well that contractor was a bold faced liar. Just scheduling an inspection delays a job by a day per inspection on a good week.

Using the excuse that you are not a carpenter/architect/what ever only holds water if you are expected to know the intrinsic details and regulations, you don't. As a customer, home owner that is living on the premises of said construction site a simple online query would answer the majority of these questions in real time.

The days of customers being in the dark are long behind us and this is a good thing. Most of us carry phones capable of browsing the internet and with that type of power at our disposal it is nearly impossible for a professional to "talk over our head"


I just googled "what are the procedures to build a garage on my property" and got 154,000 results.

narrow it down to what are the step by step processes of constructing a garage on my property resulted in 271,000 hits.


The City of Chicago has a FAQ on their city planning/building site that explains the permit procedure as well as the inspection protocols.

 

[danski0224]

I'm in the City of Chicago, and I'm sure that they don't have inspectors running out to inspect every single project multiple times.

That's how it is supposed to work.

The slab excavation should have been inspected before the pour.

There should be a rough framing inspection.

There should be a roof inspection.

Final inspection.

Because it is a garage, they may combine a couple of steps.

 

[Robert Haas]

sounds like someone is upset that they charge to much and continues to loose jobs to those charging less.

Now according to the OP, this wasn't the lowest bid. Also, the highest bid doesn't mean you are going to get better work. It is all about research.

don't apologize to this a$$$$$

Well thanks for playing.


My client list is full for the next 3 years, I am never the lowest bidder and the one thing I will always do is tell my clients the truth, never sugar coat it and never lead them on.

They appreciate it and recommend me to their friends and families. I have never so much as advertised.

So your whiny little comment about me being upset about my bidding practices is comical at best and sad at worse.


You might want to ask your Union Electrician buddy what he thinks about this subject

 

[OneTon]

I'm in the City of Chicago, and I'm sure that they don't have inspectors running out to inspect every single project multiple times.

That's how it works here (SoFLA). And, if you proceed beyond a certain stage without an inspection, you can be fined and are required to remove said work so inspector can see what's been covered-up. There are no less than 20 inspections (on average) for a basic re-model job.

 

[meissen]

Lack of shear wall as well as seismic reinforcement leaves me with a sick feeling in my gut. What the hell happens when a 75 MPH wind hits this structure when the roll up doors are open?

I have been a licensed contractor for 30 years. This little project reinforces my belief that this country is full of idiots, and these idiots are happy as hell to pay the lowest bidder and then ***** about the lack of talent brought to bare on the project in question.


This ain't the builders fault, it ain't the Architects either. This nightmare is the homeowners fault and he deserves to have the whole project crumble to the ground in the next 60 months. Just hope there are no innocents inside when it happens.

If you are not qualified to supervise a project being completed on your property you damn well better do your homework investigating the person you are hiring to supervise for you. If you are too stupid or lazy to do that, then don't ***** about the *** kicking you receive. it is all part of the education.

Just as the kid down at the parts store ain't qualified to work on the cars he sells parts for, the guy with the hammer in his belt that is destroying the building materials in your back yard ain't qualified to build a bird house, let alone a structure that human beings might some day be inside.

Completely and utterly out of line. He paid an architect to design a garage for him - no matter how much he is paying the architect, that DOES NOT give the architect the right to give sub-par plans. IF - and we're making an assumption here - the architect wasn't offered an adequate amount of compensation for the job, then the architect should have respectfully declined the job. If that building crumbled and it was the fault of the design, the architect should be legally liable. The audacity for you to come in here and say the home owner is lazy and deserves to have the garage crumble to the ground is atrocious... With an attitude and comments like that, I hope you get the karma you deserve.

 

[dirttracker18]

Is it a good idea to research extensively, for sure.

However there was a time when that's what we hired professionals for.

If the contractor could not build the garage to correctly within the amount he bid, he should not bid that low. He is theprofessional and should know better, not the home owner.

When I hire someone I expect them to do the job they contracted for and do it right.

If my garage looked like that,one way or another that contractor would be either rebuilding it or giving me my money back.

I'll say that again in case you do not understand,

He (the contractor) is the professional and it is his (the contractor) job to ensure the job is bid correctly and build correctly. The guy bid the job and then subbed it out, then did not keep and eye on it.
He is either stupid or a crook.

Don't call out the home owner because some person ripped him off.

Some of the responses on here make the industry look pretty bad. If I was closer I would offer to help you out, same goes for my uncle, a GC who still has pride in what he does. Somehow he manages to bid and get jobs and still make a good living while doing quality work.

Best of luck Ken

 

[must8657]

this must be why construction jobs never get done on time. you are busy for the next three years, yet you have the time to be on this board posting at 1:20pm, googling subjects and reading the city of Chicago FAQ page. maybe you do your jobs at night.

obviously you are upset about something in your line of work, because of the comments made about the op and this subject. if not, then i think my comment was correct.

what do you think my electrician buddy would think about this subject? oh, maybe you think he would agree with you because union workers are always getting under bid because of the high hourly rate their members make? he will be the first one to tell you that a lot of low quality work is done by some union outfits.

 

[Robert Haas]

What upsets me is the person that gets taken advantage of, it is upsetting that a person spends a small fortune on their own home and basically pisses their hard earned money away.

It is a tragedy, a tragedy that was and is still preventable.

I am not up to speed on the inner workings of the Illinois State contractors licensing board nor how the checks and balances are enforced.

In this strange state I live and work in we submit drawings to be scrutinized and approved to obtain a building permit. I can only assume on the project in question this is what happened and the set that the OP posted pictures of is the signed/approved set.

As a builder I expect and assist in the education of my clients. Information is the one thing that minimizes conflict on a project. Just as I am able to make changes to satisfy my clients needs the client must be flexible in terms of scheduling delays or modifications that can be brought on by various factors, such as acts of god, delays in materials and even labor disputes/conflicts with other projects.

I as a builder/business owner would state right here that having a non participating client is the scariest formula to use as a business model. With out having my clients involved we can make grave errors in deciding particulars that the client may envision but failed to properly explain and these make for major set backs if work must be redone.

In the case of the OP. he had major issues from the beginning, yet never was able to properly communicate to his satisfaction with the GC and this trend continues to this day.


I apologize for attacking the OP and he has every right to ignore any advice or suggestions I offer and my only excuse is that I have had to come in and pick up the pieces of projects exactly like this too many times and the customer is almost exclusively paranoid and mistrusting of the process. The truth is, they need to be held by the hand and reassured constantly that all steps are correct and everything is going to be alright. This becomes the primary activity of the GC and becomes tiresome. In the end most of these clients are less suspicious of contractors but you can smell their burnt feathers.

 

[kmacht]

Some of you are way off base here and too used to seeing garage mahals being built. 20k isn't unreasonable for a 600sf detached garage. This past summer I had a prefab 24x24 detached garage with gembrel roof and 2nd floor built, installed, and painted for 20k. As for the foundation, it doesn't necessarily need to be inspected or even have footers. The code for my area was if it was under 600 square feet and detached then I could put whatever I wanted down for a foundation. I could have built it directly on the dirt and still have it passed. Since the OP mentions the 600sf limit I am guessing his code is probably similar. My garage also did not require any other inspections other than a final. The firecode requirement was that I had to have 5/8" sheetrock covering any walls closer than 10' to the house.

With that being said, the look of the work done appears to be really shoddy. Most of what has already been pointed out is correct. There shouldn't be metal studs sitting on the concrete, the sheetrock needs to be exterior rated, he should have plywood sheeting, etc.

The garage does need to be fixed but it doesn't need to be torn down and re-started. I haven't seen anything that can't be corrected one way or the other. We need to cut the guy a little slack. Most of you on here are giving nothing but praise to a guy fixing a garage that was leaning over to the point where it looked like it was going to colapse yet you are telling this guy that nothing can be fixed and he should just tear it down and start over. That's easy to say when it isn't your 18k that was just spent.

Keith

 

[blkhonda1991]

Some of you are way off base here and too used to seeing garage mahals being built. 20k isn't unreasonable for a 600sf detached garage. This past summer I had a prefab 24x24 detached garage with gembrel roof and 2nd floor built, installed, and painted for 20k. As for the foundation, it doesn't necessarily need to be inspected or even have footers. The code for my area was if it was under 600 square feet and detached then I could put whatever I wanted down for a foundation. I could have built it directly on the dirt and still have it passed. Since the OP mentions the 600sf limit I am guessing his code is probably similar. My garage also did not require any other inspections other than a final. The firecode requirement was that I had to have 5/8" sheetrock covering any walls closer than 10' to the house.

With that being said, the look of the work done appears to be really shoddy. Most of what has already been pointed out is correct. There shouldn't be metal studs sitting on the concrete, the sheetrock needs to be exterior rated, he should have plywood sheeting, etc.

The garage does need to be fixed but it doesn't need to be torn down and re-started. I haven't seen anything that can't be corrected one way or the other. We need to cut the guy a little slack. Most of you on here are giving nothing but praise to a guy fixing a garage that was leaning over to the point where it looked like it was going to colapse yet you are telling this guy that nothing can be fixed and he should just tear it down and start over. That's easy to say when it isn't your 18k that was just spent.

Keith

i agree with you to a point but since the OP clearly isnt construction savvy hes going to have another contractor probably do the work and if the work is that bad other contractors will refuse to work on it since it was not done by them and taken down to the foundation.

 

[54FordPanel]

Kenscr5, I feel your pain. I don't think it's your fault, and I don't have any good advice on how to proceed.

I think I hate the feeling of getting taking by somebody worse than any other feeling.

And you got taken. This could have happened to anybody who thought they were doing due diligence, but got scammed instead.

I'm just wondering what good is codes and inspections if this kind of stuff gets passed?

 

[scottzilla]

Yes I put the full blame on the consumer.

You buy a Porterhouse steak at the grocery store for ten cents a pound you sure can not expect it to be USDA Prime now can you.

If your Brain surgeon tells you he can get that tumor out of your skull for a fraction of what the industry runs at, well you can't ***** when he uses a sawzall now can you?


You get multiple bids for a reason, you choose the one to sign up with intelligence. If you ain't smart enough to know the way to go, then take your medicine and move on to your next drama.(you are gonna have a lot of them)

life ain't easy. Wear a cup

Awesome. There's a reason contractors have horrible reputations. You.

 

[Cryptic1911]

Man, that is some seriously hack work.. Don't let any of them guys back on your property. Unfortunately, you're going to have to get someone who knows what they are doing to come in and assess what needs to be done to fix it. There is no way I would continue on with what you have without having someone else come in and fix it first.

 

[MrMark]

His biggest problem is that sill plate of galv steel on the concrete. The walls can be fixed. The sill plate is going to be a real head scratcher. This looks like interior steel frame construction, like the architect stated. There needs to be a solid pressure treated wood member under that thin gauge steel on that concrete sill and some type of sandwich deal on top to provide seismic and wind shear hold down. HD holddowns on the corners too. There needs to be some barrier between the steel and the wood. I would puzzle out how whether taking one wall down at a time was possible to retrofit or whether it made more sense just to take it all down.

This was obviously designed as a very cheap and minimal garage with every emphasis on cost cutting. It may not have been engineered to have any strength and that may be OK in the OP's Jurisdiction. The roof diaphram is basically holding the walls up and this structure has almost no resistance to racking. A 75 mph wind with the doors up would very much worry me as nothing is holding the thing down as it stands. I am wondering if the problem started with the contractor getting in over his head with the steel framing because of the zero lot line, which I also don't understand (how is the neighbor going to build on his zero lot line? first come first serve?_. I have a feeling doing this steel frame job right is pretty tricky.

Maybe in Chicago a freestanding garage doesn't need engineering and has low standards, maybe nothing more than a shed design is required.

 

[danski0224]

This was obviously designed as a very cheap and minimal garage with every emphasis on cost cutting. It may not have been engineered to have any strength and that may be OK in the OP's Jurisdiction. The roof diaphram is basically holding the walls up and this structure has almost no resistance to racking.

Around here, it is possible to get out of using sheathing for the walls if a diagonal brace is run from top plate to bottom, crossing at least 5 wall studs.

This can be a piece of 20ga steel 4" wide on top of steel studs, Simpson makes something that snaps into a saw kerf for wood studs or you let in (mortise) a 1 x 4.

I would assume that the structural bracing would be an inspectable item before interior drywall is up.

No bracing? Then you gotta use plywood at the corners.

There is no termite flashing between the concrete and bottom plate.

 

[blkhonda1991]

His biggest problem is that sill plate of galv steel on the concrete. The walls can be fixed. The sill plate is going to be a real head scratcher. This looks like interior steel frame construction, like the architect stated. There needs to be a solid pressure treated wood member under that thin gauge steel on that concrete sill and some type of sandwich deal on top to provide seismic and wind shear hold down. HD holddowns on the corners too. There needs to be some barrier between the steel and the wood. I would puzzle out how whether taking one wall down at a time was possible to retrofit or whether it made more sense just to take it all down.

This was obviously designed as a very cheap and minimal garage with every emphasis on cost cutting. It may not have been engineered to have any strength and that may be OK in the OP's Jurisdiction. The roof diaphram is basically holding the walls up and this structure has almost no resistance to racking. A 75 mph wind with the doors up would very much worry me as nothing is holding the thing down as it stands. I am wondering if the problem started with the contractor getting in over his head with the steel framing because of the zero lot line, which I also don't understand (how is the neighbor going to build on his zero lot line? first come first serve?_. I have a feeling doing this steel frame job right is pretty tricky.

Maybe in Chicago a freestanding garage doesn't need engineering and has low standards, maybe nothing more than a shed design is required.

just simple standard building practices would suffice in almost any location without engineering. i have to agree that i think the contractor is not experience in metal stud construction and that is probably one of the reasons his work is shoddy. The contractor certainly should know that regular gypsum board is not an exterior product nor does it hold any shear strenght and should have questioned the architects drawings unless he is a very inexperienced contractor. id love to know what the architects qualifications are since there is no way my bosses would let something like that out of our office.

 

[MrMark]

Around here, it is possible to get out of using sheathing for the walls if a diagonal brace is run from top plate to bottom, crossing at least 5 wall studs.

This can be a piece of 20ga steel 4" wide on top of steel studs, Simpson makes something that snaps into a saw kerf for wood studs or you let in (mortise) a 1 x 4.

I would assume that the structural bracing would be an inspectable item before interior drywall is up.

No bracing? Then you gotta use plywood at the corners.

There is no termite flashing between the concrete and bottom plate.

Good points, all.

I have seen a lot of the diag bracing from old houses before they had plywood. Bracing is a lot of work that is why everyone just uses plywood. I've only seen a few jobs where the whole building wasn't covered in plywood and it was always because of half-*** contractor/cheap stuff. Creates tremendous problems for a siding job to have nothing under the siding for the guaranteed few places where you can't hit a stud.

What would you do with that bottom plate?

What do you mean by:
"There is no termite flashing between the concrete and bottom plate."

 

[danski0224]

The contractor certainly should know that regular gypsum board is not an exterior product nor does it hold any shear strenght and should have questioned the architects drawings unless he is a very inexperienced contractor.

The drywall pictured has a black facing. This is not regular plain old drywall.

 

[danski0224]

What would you do with that bottom plate?

What do you mean by:
"There is no termite flashing between the concrete and bottom plate."

He is hosed on the bottom plate.

Not too sure on the logistics of jacking the structure as is and attempting to slide one in. I doubt the alley is wide enough to get a crane back there and lift the garage.

Termite flashing is a horizontal piece of metal between the concrete and wall. It protrudes about 1/2" beyond the finished wall surface. Helps to keep bugs from crawling in and eating the wood. Usually made of stainless steel.

 

[dirttracker18]

The garage does need to be fixed but it doesn't need to be torn down and re-started. I haven't seen anything that can't be corrected one way or the other.

Keith

Another poster mentioned the big issue already, How do you repair the issue with the sill plate?

On another note, that interior rated drywall with have serious mold issues by next summer and that is not a stretch.

Trusses or lack there of, patch it all together?

Concrete damage liveable, but not if I paid for it.

Yes it could be repaired but I believe the cost to repair might exceed the cost to take it down and use what you can.

I built my garage only 3 years ago myself and certainly do not have a garage mahal. I had minimal construction experience and still did a way better good then that GC.

7 days to build a garage, easy if the inspection are set up right. It would seem as though none have been done so a 7 day build on a garage that size is not overstating it.

Any other GC's on here that care to make an assessment? I just can't see how an owner is in the wrong and/or deserves to get ripped off regardless of his knowledge base. It is too bad it happens too much.

 

[blkhonda1991]

The drywall pictured has a black facing. This is not regular plain old drywall.

what kind of drywall is it? it looks like its crumbling so i doubt its a gypsum sheathing product

 

[danski0224]

Another poster mentioned the big issue already, How do you repair the issue with the sill plate?

The top plate isn't code, either.

Looks like 1 layer of wood on top of that flimsy track material.

Might not be such a big deal if the roof and wall framing lined up, but it doesn't.

If you have a double top plate and miss the wall studs with the roof (ie: walls framed left to right and roof framed right to left), they make you put in a 3rd top plate under the originals. That is with wood framing.

Not sure what they would make you do in this case.

 

[danski0224]

what kind of drywall is it? it looks like its crumbling so i doubt its a gypsum sheathing product

Not sure of the type. I have seen it before on commercial jobs.

I would guess some type of "paperless" drywall.