FINAL WALK-THRU WITH PM

We had our final walk-thru with our PM on Thursday (09/01/2011), which lasted around 3 1/2 hours.  The meeting started with the PM providing us with a binder of information regarding our house.  It has information regarding the RH service (30 day, 10 month, and on-going), warranty information, maintenance, community, utilities, lawn maintenance, etc.  Then we moved onto the walk-thru and this is when we brought up some of this issues from our meeting with the home inspector.

Attic
> Insulation rating - R38
> Hole in roof - PM will fix
> HVAC - PM will have inspected and fix leaking water
> Data Line - PM mentioned that we could hook up our wireless router

Master Bathroom
> Glass Wall - PM suggest to use RainX on the glass
> Spa Shower System - is broken and they are waiting for a replacement; PM will look for the remote control
> Shower basin - PM indicated he will re-caulk
> Exhaust fan - we found it interesting that the main area did not have an exhaust fan; only fan is in the toilet area; PM indicated that we can open the window, which we found a little odd.
> Closets - the extra space was closed of with no operable door; PM stated that this is not considered extra storage space; we were under the impression that we would have operable doors to access this space

Bedroom #2
> floor in closet - squeak, PM will fix

Bedroom #4
> baseboard - water damage, PM will replace
> light socket - sticking out from the wall; PM will fix

Bath #1/Bath #2
>Shower stalls - PM indicated he will re-caulk

Foyer
> Floor - soft spot, PM will contact Rusmur to repair
> Main Stairs - a few stain issues, PM will have fixed

Study
> Socket - loose, PM will repair
> Wall - back wall you can tell where Spackle; PM will touch up
> Window - top of window reflect caulking; PM will remove

Solarium
> Door - dings; PM will fix

Living Room
> crown molding - paint, PM will touch up

Kitchen
> Dishwasher - water leaked on floor; seal was not installed correctly; fixed while we were there

Family Room
> Fireplace - PM demonstrated how to turn on/off pilot; PM will touch up paint on bottom panel
> Stairs - landing, PM will fix bottom corner where wood is missing

Basement
> HVAC (solarium) - previously the pump was leaking; PM had it replaced
> HVAC (main) - PM will have inspected and fix leaking water
> Egress window - requested for a screen
> Door - to HVAC/storage area, louver needs fixed

Exterior
> Solarium - brought to PM attention our home inspectors concern regarding no flashing or caulking where the Solarium walls meet the brick: PM will fix

Roof - PM indicated that he feels that the roof is damaged from workers and does not feel that the shingles are defected; PM will have the roof and shingles inspected and will fix any issues

Garage
> ceiling - we found a leak above the 2 car garage door; PM will look into to determine where the leak is coming from

> floor - several areas of erosion; PM will repair
*PM suggest that we paint vs. seal

Walkways - PM suggest that exterior concrete be sealed with a penetrating sealer (i.e. EucoGuard 100)

Driveway - final asphalt will be poured in the Spring. 

Overall it went well and there are a few issues that need to be addressed before we move in on Wednesday (09/07/2011).

Here are a few pictures:

Bedroom #4 - light socket

Bath #2 - shower stall

Basement - HVAC Solarium - pump leaking
(picture taken a few days prior to pump being replaced)

Study - socket is loose

Attic - insulation R38

Master bedroom closet - door not operable ?

Electrical panel - inspected

Electrical panel - wires

Garage - leak in ceiling
PM will detect and fix

 Garage floor and the erosion found in the concrete; PM will look into and repair. 

Our Home...move in ready!!!!

HOME SWEET HOME

We plan to post more pictures of the final layout prior to moving in; however, packing is currently a priority.  Have a great weekend everyone and Happy Building!!!

FINAL WALK-THRU WITH HOME INSPECTOR

We had our final walk-thru with our home inspector on Wednesday (08/31/2011), which took about 3 hours.  Below is a brief summary of some of the findings that the home inspector noted and recommended repairs or further attention. 

Grounds:
Driveway - finish seal coat to be a applied; maintenance and sealant needed
Front porch - advise side rails to any 2 foot or greater fall hazard

Exterior:
Walls - advise caulking all siding and brick junctions that are open or where gaps exist

Roof:
Shingle - Detected damage; advise roofer and/or manufacturer inspection and evaluation of all areas to determine if shingles is a manufacturer defect or installation defect.  Hole in roof noted from attic view.

Heat/Cool:
Heating - advise HVAC evaluations and repairs as needed due to leaking from A Coil/ flood pan area.  Advise evaluations of all units due to same installation time and installer. 
Condensate - advise HVAC evaluation of condensation pumps; lines and A coil area due to leaking and previous disclosed leaking
Cooling - advise further evaluation and repairs by qualified professional

Electrical:
Wiring - 1 loose wall outlet, located in Study

Interior:
Doors - French door to Solarium reflects dents/dings
Walls - moisture damaged baseboard in one of the bedrooms; small section of crown molding noted with incomplete painting on lower edge
Stairs - landing step tread was damaged and covered with carpet allowing for a tripping hazard
Attic - visible hole in roof; advise repair

Bathrooms:
Shower - advise complete caulking of shower surround connections to walls; master shower caulking to drain pan is separating and in need of resealing

Below are a few pictures that we took during the walk-thru:

Solarium - gap; advise caulking

Solarium - gap; advise caulking;
also, need to touch up paint along the exterior trim

Solarium door - a few dings

Roof above morning room - damaged shingles; advise inspection

Roof above morning room - damaged shingles; advise inspection

Roof above garage - damaged shingles; advise inspection

Attic - hole in roof; advise repair

Bedroom - baseboard water damage; advise repair



Drain in unfinished basement area
We were not very happy to find the pop can in the drain

The home inspector was very thorough and knowledgeable.  He answered all of our questions and concerns.  We received a detailed report via email first thing the following morning, which we took to the final walk-thru with the PM on Thursday (09/01/2011).  Overall the condition of the house is good; however, there were some areas of concern that we addressed with the PM, which we will post more details in a separate post.

We highly recommend hiring your own home inspector during the building process.  We are very glad that we did; not only for peace of mind, but it was also an educational experience. 

Additional info:
HomeSure Home Inspection Services Inc
(724) 869-11600
Inspector: Gary Gazda

PRE-DRYWALL SUMMARY / SCHEDULED FINAL WALK-THRU and CLOSING

The pre-construction meeting lasted a little over an hour.  During the meeting, we discovered a few issues; however, over all it was a good meeting. Our PM is really good at making sure that all of our needs are met and that we are happy.

The insullation was being hung at the time we were doing our pre-drywall meeting, which concerned us a little because we didn't feel that the home inspector would be able to see all of the details.  However, the home inspector didn't seem to be worried about it and said he could work around it.  There were so many details for us to look at and we mainly focused on the ones that we were confortable with, such as # of outlets and the custom requests and we left the inspection of the structure up to the home inspector.  The next day, we received a report via email.  The report stated, "...framing, as well as the electrical, plumbing and hvac rough in have been complete in a workman like maner." and "the master bathroom rough in for custom work appear to be in line with fixtures to be installed."  It went onto say, "It is recommended that the insulation can now be applied and finish to the drywall completed. No concerns were noted that would not permit the next stage of construction."  For peace of mind, we are glad that we spent the money and had an outside home inspector look over the structure.  We plan to use the same home inspector at the final walk-thru.

Additional information from pre-construction meeting:

Garage - floor has been poured, garage doors installed, and additional insullation hung (exterior walls)

***Funny story - after the pre-drywall meeting, we left the site and returned a few hours later to take a few pictures.  When we got out of the car, the PM met us out front of the house to inform us not to be alarmed; however, when he went to close the main garage door the track fell and he was waiting for the contractor to come back to determine if there is any damage.  A few hours later, we received a text with a picture of the garage door back on the tracks; however, the PM said he may need to replace a few panels. ***

garage door fell down
view from outside

garage door fell down
view from inside garage

garage door all fixed
text from PM

Master bathroom - custom tub rough-in installed; Also, we had RH removed 2 walls on the left and right of the tub, which will add extra space to the area.  This will make it easier to get around the tub for cleaning the floors.  A GREAT suggestion made by our PM. 

claw foot tub rough-in
We will install the tub after closing.

Master bathroom - spa shower system rough-in is complete.  Since we decided to remove the custom tub, but we kept the shower seat; the PM made a suggestion that we shorten the shower seat about 4" to avoid it sticking out into the bathroom.  We agreed with the suggestion and feel that it will make it easier to maneuver around the tub. 



custom spa shower system rough-in install is complete



spa shower valve system
located in master bedroom closet

Jack/Jill bathroom (for bedroom #3 and #4) - RH installed rough-in for double sinks; however, we only wanted one bowl.  The PM will fix and ensured that the vanity will have one bowl. 

double bowl sinks rough-in
PM will cap and fix to accomidate a vanity with one bowl

Study - removed the main hallway closet and added the space to the Study.  This called for a "happy dance" right in the middle of our meeting.  We are sooooo very grateful and happy that RH was able to accomidate this request.  We really think that the extra space in the Study will be put to good use. 

removed main hallway closet
adds additional space to the Study

Main stairs installed - per the PM, since we decided not to cover the steps with a runner; there are 2 pieces on the steps that are currently plywood, but before they stain the stairs the plywood will be replaced with oak.

Solarium - HVAC exterior unit - the PM stated that the contractor ran the wires to accomidate the HVAC exterior unitl outside of the solarium on the side wall; however, he suggested that we move it to the back wall...and we agree.  We plan to plant rose bushes on the side wall and we do not want the HVAC unit to be the 1st thing that people see as they drive up to the house.  Another GREAT suggestion from our PM. 

will move the wiring for HVAC system
on back wall to solarium

Brick has arrived...RH will begin to lay brick on Monday and will finish by 07/22



Drywall will begin to be hung on Friday and should be complete by 07/22 and sanding/painting may begin on 07/22

Trim is scheduled to arrive around 07/19

Vinyl siding is schedule to arrive around 07/25

Finally, we discussed the best time for the final walk-thru and closing.  If all goes well, our PM will be finished on-time, Tuesday, 08/29/2011 (Whooooo Hoooooo....way to go PM!!!!).  However, due to accommodating our schedule, the final walk-thru will be on Thursday, 09/01/2011 and the closing will be Tuesday, 09/06/2011 (even louder Whooooo Hoooooo!!!!)

Well there you have it folks, it seems so official now.  And there is soooooo much to do.  Next week, we meet with 5 moving companies for estimates and then let the packing begin.

OH MY, WHAT A BUSY WEEK....

The PM called us on Thursday, since he took Friday off.  According to the PM, ....the plumbing should be completed on Friday (07/08); the electrical wiring should be completed on Monday (07/11); and roof should be done by Saturday (07/09).   Next week, Guardian should be done by Tuesday (07/12), a few inspections will occur, and the PM will complete a frame punch-out (we believe this is his final walk-thru with the contractors to make sure everything is complete and correct before our pre-drywall walk-thru).  If all goes well the insulation will be installed on Thursday and they will begin to hang the dry-wall.  Pre-drywall meeting is set for Thursday, 07/14 at 9:30 AM.  (Whoooooo Hoooooo!!!!!!)  We are just a tad bit excited.

Yesterday (07/08), we met with Guardian to finalize the layout of our options in the basement.  We also added a few cable/data outlets (1 in the master bedroom and 1 in the family room).

We also met with a landscape architect to discuss our options regarding the landscaping for the front and back yard.  We expressed our needs/wants and within a few weeks he will provide us with a design layout.  We plan to meet with several other architects over the next few weeks and we plan to have a decision made on a landscaper by mid-August, so that work can begin as soon as we close on the house.

Landscaping plan (within the next 3-5 years)

• irrigation system - front and back yard (Priority #1)
• landscaping - front and back yard, includes maintain grass, add trees, add flower beds, etc. (We really need assistance in this area.  We have such a big front yard and we want it to be very appealing with a lot of curb appeal; however, since we have very busy schedules we need it to be low maintenance.  Neither of us know much about plants, so we are really counting on the landscaper to provide a lot of guidance.)
• front yard additions - terrace the hillside with retaining walls, add walkway from front porch to main sidewalk
• back yard additions - add partly covered patio off of morning room with area to entertain, a place to grill, and maybe a fire pit, add a play area (swing set, sand box, playhouse, etc.), convert egress window into walk-out from basement, add in-ground pool (last item on priority list)

Next week, we plan to call a few moving companies so we can get a few estimates.  We hope to receive our actual closing date soon so we can begin to schedule shut-off notices with the utility companies, update our address, etc.. 

We hope to make it out to the property this weekend to check out the progress and will post some pictures of the progress.  For now, we have to catch up on what our fellow bloggers have been up to for the past week.  Happy weekend everyone!!!

HOME INSPECTOR - LET'S CLEAR THE AIR

This is an update regarding the home inspector issue.  We want to inform everyone that we feel that our PM and RH sales rep. have gone above and beyond to accommodate our request and to clear the air of any misunderstandings.  We had various conversations with both the PM and RH sales rep. and we are very please with the final outcome and want to acknowledge that this is no longer an issue.

We truly respect the professional workmanship that RH provides; if we didn't we would not have decided to move forward with them as our builder, and believe that RH will build our house to code and standards.  However, for our peace of mind, RH has welcomed us to bring a home inspector on-site during the pre-drywall and final inspection. 

We are very happy that this is no longer an issue and that we can continue to enjoy building our dream house!!!!

HOME INSPECTOR - STATUS UPDATE

Yesterday we received a call from the PM stating that the RH sales rep (who is currently on vacation) told him to contact us and to work with us regarding our request for a home inspector.  The conversation with the PM was a little wishy washy and at first he still was not very accommodating.  He indicated that he didn't want to be the one that had to coordinate scheduling; and we informed him that the home inspector prefers to work directly with us and we will handle the scheduling and deal with any findings accordingly.  After a long conversation about how it is his responsibility (and job on the line) to ensure that he enforces RH policy that no unauthorized contractors/individuals are on the property without the present of an RH representative; he stated that the home inspector could be present during the pre-drywall meeting and final walk through.  However, if the home inspector is on the property at any other time; he didn't want to know about it.  Also, when we asked him when we would know when the pre-drywall meeting would be; he informed us that he will be able to tell us 2 days prior to the meeting; however, was not able to give us a tentative date.  We assume it will be some time after we meet with Guardian, which is currently scheduled for 06/30/2011.  Plus, we assume that RH will need some additional time for electric/plumbing to accommodate our custom requests.

Since we are in the early stages of framing, we have decided to wait until our RH sales rep returns from vacation (next week) and plan to meet with her to make sure that we are all on the same page and express how disappointed we with how this was handled. 

To be continued...

@BD - Our building cycle is actually 90 days (June 1st - Aug 29th); however, they gave the PM additional days to accommodate our custom requests...that is why our PM stated he has 100+ days.

HOME INSPECTOR - "DENIED"

We spoke to our PM on Friday (06/17/2011) to find out that our community does not allow private home inspectors in during the building process.  We can have a private home inspector inspect the house after our final walk through with RH AND even then our PM stated, just because a private home inspector finds something does not mean it has to be fixed by RH; unless the finding is against code or RH building standards.  It is our understanding that RH owns the land/house and can restrict whoever they want from entering the property until after we close. 

We found this conversation very disturbing.  Our RH sales rep. is currently on vacation; so we were unable to follow-up with her on Friday.  We plan to contact RH on Monday to see if we can find out more information. We are mad at ourselves for not bringing the home inspector subject up sooner.

Has anyone else ran into this situation and if so how did you handle it?

HOME INSPECTOR

Hello fellow bloggers, especially those who have use a private home inspector during the construction process.  We are looking for information regarding the process, when did you have the inspector do an inspection, and how you located your inspector.

Any help is greatly appreciated.