Jenny
Florissant,#2Consumer Suggestion
Sun, January 21, 2007
Hello, It's too bad you ended up with sooo many problems. If you could answer a few questions perhaps I may be able to guide you in the direction to get the builder or other to honor his warranty and take care of the code violations. The contractor may not be the only one responsible for the hardship that you are having to deal with. Here are the questions that I would like you to answer. 1. Did you obtain the complete file on your construction loan for your project from the bank? 2. Do you have a complete set of prints or County approved red set? 3. Did you sign each draw for approval of payment? 4. Did the lender require invoices/receipts with each draw request? 5. Who wrote the checks out to pay for materials and labor with the money disbursed? 6. Do you have the complete file from the title company where your funds may have been approved for transfer to the bank for disbursement? 7. Have any of the subs and or vendors filed intent to lien on your property? 8. Most subs and vendors will warranty their work, have you caled them directly to see if they would? 9. Did you EVER at any time refused the contractor to finish the job or access to the job? 10. Did you get copies of the inspection log from the local building dept? 11. Did the local or state inspectors place a stop work order on the job when the insulation was not inspected or other code violations were found? 12. Does the contract state in a workmanlike manner? 13. Was the contract fixed price or cost plus material and labor? 14. What percentage of the project do you believe is complete, be realistic not angry? 15. Were you present while the majority of the work was being done during working and non working hours? 16. Have any final inspections taken place? 17. Were payments made monthly, quarterly etc and to whom? 18. Were any change orders signed for changes made to the print, contract, allowances etc? Also if your doors and windows are leaking, please go to Walmart or Home Depot etc and buy some exterior caulking and apply it under the threshold of the doors right where the sill plate meets the door jamb, inside and out of door. There should be a height of at least 1 1/2" between the jamb and the slab, decking or other exterior landing or walkway and a 1 x 2" trim piece under the jamb, remove this trim and caulk this area. If your walls are 2" x 6" is the door jamb 6 5/8 for a 6" framed wall allowing for drywall? If not did the contractor put an extension jamb on the door? If the windows are leaking, apply exterior caulking on the top of trim and down each side and do so at least every few years or less, same goes for the doors. Do not wait for the contractor to come back to do this. Waiting could potentially cost you many dollars for repair and replacement. And you could be found negligent of homeowner maintenance even though. Take care, Jenny
Jenny
Florissant,#3Consumer Suggestion
Sun, January 21, 2007
Hello, It's too bad you ended up with sooo many problems. If you could answer a few questions perhaps I may be able to guide you in the direction to get the builder or other to honor his warranty and take care of the code violations. The contractor may not be the only one responsible for the hardship that you are having to deal with. Here are the questions that I would like you to answer. 1. Did you obtain the complete file on your construction loan for your project from the bank? 2. Do you have a complete set of prints or County approved red set? 3. Did you sign each draw for approval of payment? 4. Did the lender require invoices/receipts with each draw request? 5. Who wrote the checks out to pay for materials and labor with the money disbursed? 6. Do you have the complete file from the title company where your funds may have been approved for transfer to the bank for disbursement? 7. Have any of the subs and or vendors filed intent to lien on your property? 8. Most subs and vendors will warranty their work, have you caled them directly to see if they would? 9. Did you EVER at any time refused the contractor to finish the job or access to the job? 10. Did you get copies of the inspection log from the local building dept? 11. Did the local or state inspectors place a stop work order on the job when the insulation was not inspected or other code violations were found? 12. Does the contract state in a workmanlike manner? 13. Was the contract fixed price or cost plus material and labor? 14. What percentage of the project do you believe is complete, be realistic not angry? 15. Were you present while the majority of the work was being done during working and non working hours? 16. Have any final inspections taken place? 17. Were payments made monthly, quarterly etc and to whom? 18. Were any change orders signed for changes made to the print, contract, allowances etc? Also if your doors and windows are leaking, please go to Walmart or Home Depot etc and buy some exterior caulking and apply it under the threshold of the doors right where the sill plate meets the door jamb, inside and out of door. There should be a height of at least 1 1/2" between the jamb and the slab, decking or other exterior landing or walkway and a 1 x 2" trim piece under the jamb, remove this trim and caulk this area. If your walls are 2" x 6" is the door jamb 6 5/8 for a 6" framed wall allowing for drywall? If not did the contractor put an extension jamb on the door? If the windows are leaking, apply exterior caulking on the top of trim and down each side and do so at least every few years or less, same goes for the doors. Do not wait for the contractor to come back to do this. Waiting could potentially cost you many dollars for repair and replacement. And you could be found negligent of homeowner maintenance even though. Take care, Jenny
Jenny
Florissant,#4Consumer Suggestion
Sun, January 21, 2007
Hello, It's too bad you ended up with sooo many problems. If you could answer a few questions perhaps I may be able to guide you in the direction to get the builder or other to honor his warranty and take care of the code violations. The contractor may not be the only one responsible for the hardship that you are having to deal with. Here are the questions that I would like you to answer. 1. Did you obtain the complete file on your construction loan for your project from the bank? 2. Do you have a complete set of prints or County approved red set? 3. Did you sign each draw for approval of payment? 4. Did the lender require invoices/receipts with each draw request? 5. Who wrote the checks out to pay for materials and labor with the money disbursed? 6. Do you have the complete file from the title company where your funds may have been approved for transfer to the bank for disbursement? 7. Have any of the subs and or vendors filed intent to lien on your property? 8. Most subs and vendors will warranty their work, have you caled them directly to see if they would? 9. Did you EVER at any time refused the contractor to finish the job or access to the job? 10. Did you get copies of the inspection log from the local building dept? 11. Did the local or state inspectors place a stop work order on the job when the insulation was not inspected or other code violations were found? 12. Does the contract state in a workmanlike manner? 13. Was the contract fixed price or cost plus material and labor? 14. What percentage of the project do you believe is complete, be realistic not angry? 15. Were you present while the majority of the work was being done during working and non working hours? 16. Have any final inspections taken place? 17. Were payments made monthly, quarterly etc and to whom? 18. Were any change orders signed for changes made to the print, contract, allowances etc? Also if your doors and windows are leaking, please go to Walmart or Home Depot etc and buy some exterior caulking and apply it under the threshold of the doors right where the sill plate meets the door jamb, inside and out of door. There should be a height of at least 1 1/2" between the jamb and the slab, decking or other exterior landing or walkway and a 1 x 2" trim piece under the jamb, remove this trim and caulk this area. If your walls are 2" x 6" is the door jamb 6 5/8 for a 6" framed wall allowing for drywall? If not did the contractor put an extension jamb on the door? If the windows are leaking, apply exterior caulking on the top of trim and down each side and do so at least every few years or less, same goes for the doors. Do not wait for the contractor to come back to do this. Waiting could potentially cost you many dollars for repair and replacement. And you could be found negligent of homeowner maintenance even though. Take care, Jenny