Opinions on final build issues

[knagy389us]

Just had a 22x28 detached garage finished (pix to come) Builder was a pretty nice guy, local to my neighborhood. He worked with me on a few custom items. Overall, I believe he did a nice job.

Now we are down to final payment and I came up with a punch list of items I wasn't happy with to present to the builder, though he has already said he has completed the job. Some are minor, some were because there was no exact wording, and some are just aggravating.

Check out my list...am I expecting too much?

Minor:
Interior door and window not trimmed, even though walls were painted.
Holes in drywall patched after painting, not repainted
Added a light switch that I didnt want, didnt patch, just covered with a blank
Two step treads split across length
Overspray on window/door
(5) Windows didnt come with screens

Aggravating:
Cracked section of new concrete driveway

Contracted for a hose bib, ended up crediting $$ because of problems (poor planning by him) running the line past septic.

Cut several wires underground, amazingly not our active cable line.

Water seeps under overhead door. Not from wind driven rain, a threshold can be installed

Thanks for any comments!

 

[BrokewrenchLS1]

All of that is punch list stuff that should be addressed by the builder, and honestly half the stuff should have been fixed before you ever made up a punch sheet. Sounds like a lazy contractor to me.

 

[Kevin54]

I'd seriously discuss the issues with him and if he doesn't want to address the issues, then there should be a price adjustment. All sound legit. The only one you may or should have a problem with is the cracked concrete. usually there are no guarantees that it will not crack. Did he saw in any control joints?

 

[K'ledgeBldr]

Just had a 22x28 detached garage finished (pix to come) Builder was a pretty nice guy, local to my neighborhood. He worked with me on a few custom items. Overall, I believe he did a nice job.

Now we are down to final payment and I came up with a punch list of items I wasn't happy with to present to the builder, though he has already said he has completed the job. Some are minor, some were because there was no exact wording, and some are just aggravating.

Check out my list...am I expecting too much?
Never assume you're "expecting too much".
Minor:
Interior door and window not trimmed, even though walls were painted.
Any door or window should have interior trim. Not only does it complete the installation- but it also helps with the insulation/sealing properly.
Holes in drywall patched after painting, not repainted
Any and all d/wall repairs should be sanded and painted. That's a true sign of "not completed"
Added a light switch that I didnt want, didnt patch, just covered with a blank
That would be considered a correct "fix". Wire connections CANNOT be buried in a wall.
Two step treads split across length
If it's broke- fix it! Why not?
Overspray on window/door
Clean it up- That's not asking for too much.
(5) Windows didnt come with screens
Window units as a general rule are not sold with a screen- screens are a separate line item. If there was no discussion or the builder didn't supply a "Pre-construction Description of Materials" list, I wouldn't press the issue too much. Your "assuming" it came with the window. The main thing- either pay for it and get the builder to order and install or, make sure you know the manufacturer of the window so you can order it yourself.

Aggravating:
Cracked section of new concrete driveway
As I've said for many, many years- "There are two kinds of concrete in the world; cracked concrete and concrete that will crack." It is within industry standard if it has not displaced more than 1/8" or separated more than 3/8" (these dimensions are actually for a garage slab- but are generally used for driveway determinations also with stipulations).

Contracted for a hose bib, ended up crediting $$ because of problems (poor planning by him) running the line past septic.
At least you got credited. Doesn't make it right- but at least you didn't pay for something you didn't get.

Cut several wires underground, amazingly not our active cable line.
Does that mean that there was no utility locate done before construction commenced? If that were the case- any and all damage that could have been done will/would have come out of his pocket.

Water seeps under overhead door. Not from wind driven rain, a threshold can be installed
If the door has a weatherstrip on the bottom- it should seal well enough to not allow water in. It should be adjusted to meet with the floor as squarely as possible- and maybe increase the downward tension on the opener to seal tighter.

Thanks for any comments!

That's my take as a builder-
And he's giving you a complete one year warranty also?

 

[slickgt1]

Yea all that seems like it should have been taken care of before you even made that list. I mean the minor stuff and the threshold are simple stuff that should have been taken care of before asking for final payment. Sounds like someone can't wait to get the hell out of there.

 

[rburke65]

Well, what does your contract say? All concrete is going to crack....in my opinion. Some....very few, say they have concrete that has not cracked. The extra light switch I'd keep. Rather have it and not use it than want it and not have it. The hose bib and the fact that he credited you the money still doesn't get you a bib, especially if know it might be very hard to install one. Tell him you want it installed per the contract and the under groung wiring repaired or replaced.

 

[knagy389us]

Kevin54 - no control cut on that section, it is not a large section, and its a corner.

K'ledge - Appreciate those comments, they all make good sense. I still feel the hose bib was his fault, since it was poor planning. And now for me to either do it myself, or have someone do it, and slam me since its a small job, its more of a hassle. There is a 1 yr.

rburke - I dont believe the contract spec's concrete. I understand that it does crack. Just sux to have a job handed off with a crack already.

Seems like he did rush near the end, and because of that, mis-communications between him and his subs, no one writing anything down, work had to be done twice. I spec'd 4 times to multiple people how to place the lighting. They messed it up. then had to relocate making holes in the drywall.

In hindsight we should have emailed on all of the details each time we expressed our wants for questions he had.

We still owe the final 25% and I hate to hold it all back but we feel we'll be dropped to the bottom of his list if we only hold back a small amount. With his track record, he may never come back, and just say forget about the few hundred owed to him.

 

[K'ledgeBldr]

...Builder was a pretty nice guy, local to my neighborhood.
...I believe he did a nice job.

With his track record, he may never come back, and just say forget about the few hundred owed to him.

Did this come about during the process- or are we backtracking? And you chose him because...

 

[knagy389us]

By track record I mean how now at the end he wants to take the easy way out and just credit me on the hose bib when we talked a short time ago, he brought up the issue about running the water line past the septic. I said at least connect into the house, bring it out through the foundation, and cap it, which he was Ok with. I would take it from there, so no hassles with inspection. It's a garden hose connection for cryin out loud

We chose him for a few reasons. We were new to the area, so found a few builders who actually built in our subdiv. Saw his work, knew he worked in the area, price was good, contract looked good. I feel he did a good job, though seems to be rushing out at the end. well trying to anyway.

 

[K'ledgeBldr]

The only thing I can add is this-
You are the customer, and you're doing the right thing- hold his feet to the fire and be tight fisted with the balance of the money.
I've been on that side for many years- and there have been a few trying times. But, generally there was a consensus of agreement when comparing expectations to industry standards, and the specifics of a contract. I'm not saying that I leaned heavily on my contract- but it is binding.

 

[70redbee]

Get a frost free hose bib, like you see on farms at the barn. They are self draining and freeze proof and come in different lenghts to meet your frostline. If he needs to, he can find them at farm stores like Tractor Supply. This is an easy fix for him and are very easy to install. For the screens, windows don't come with them and if not specified in the contract he will probably charge you extra. Order and install the screens yourself and save some money. As for the drywall and trim and paint, they are on him. Without finishing the small details, he is not done. Hold his feet to the fire and hold the 25% until you are happy. This comes from someone who has been in the business for 40trs.