Builder won't fix leaky building
Q: I bought a new home from the builder about three years ago. The building consists of concrete block walls on a concrete slab foundation. For quite some time, there have been white mineral deposits on the inside wall surfaces around the doors and windows, and some of the walls become damp when it rains. Besides this, some of the floorboards have been buckling, and some of the electrical outlets no longer work. I've notified the builder of all these problems, but he shows no interest or concern. What should I do? By the way, the builder is the mortgage holder on the property.
A: You clearly have some serious construction defects. Groundwater, rainwater, or both are penetrating the walls and possibly the slab floor, as well. My first suspicion, without seeing the property, is that portions of the walls and slab are below the outside grade level, that they were not sufficiently waterproofed, and that no ground drainage system was installed around the building. Correcting problems of this kind and repairing consequential damages are likely to be very costly. Without question, it is the responsibility of the builder to remedy all of these problems.
To begin, you need a comprehensive evaluation of the property by a qualified home inspector. Given the severity of the current problems and the lack of concern by the builder, a comprehensive inspection is likely to reveal additional defects that have not yet come to your attention.
If the builder is unwilling to rectify these issues, you should seek legal advice regarding remedies available by law in your state. If it becomes necessary to hire another contractor to make repairs, the builder's note on the property should be reduced to offset your costs. If he is a licensed contractor, the state licensing agency should also be notified.
Q: My son is buying an older tract home. The roof has no rain gutters, and the neighbors say there is standing water under most homes on the block whenever it rains. We're concerned about potential problems such as foundation settlement, mold formation, and other possible health concerns. Should we hire an inspector to make an evaluation and, if so, how thorough would such an inspection be? Stan
A: Home inspectors, if they are competent in their work, routinely look for evidence of faulty drainage conditions, substandard or damaged foundations, moisture damage to building components, signs of leakage, condensation, stains, etc. If seasonal water buildup occurs in the crawl space, there is usually some evidence of it, even during the dryer season.
For a more comprehensive analysis of ground drainage conditions and the design of a corrective drainage system, you can hire a geotechnical engineer. However, a good home inspector can usually let you know if there is a need for further evaluation by an engineer.
The key is to find a highly experienced home inspector; someone with a reputation for detailed thoroughness. Not all home inspectors fit this description, so check around before hiring just anyone.
Q: I'm currently looking for a place to rent and am wondering if I should have a home inspection before moving into the house I'll be renting. What do you recommend?
A: At the very least, a safety inspection of the property would be a good idea. This would include an evaluation of the electrical system, gas burning fixtures, fireplace, garage firewall, staircases, guardrails, and so on. One problem with this type of inspection is that landlords could be intimidated and might view you as a potentially trouble-making tenant. If the home you'll be renting appears to be well maintained, you could delay the inspection till after you have moved in.
Q: My windows were replaced about three years ago, and the company that installed them is no longer in business. Recently, another window contractor said that the patio door and some of the windows are installed incorrectly because they are on the weather-beaten side of the house: the side that gets most of the wind and rain. I've never had any leaking or other problems with any of the windows and am wondering if I should be concerned about the window guy's opinion. What do you think?
A: This "window guy" sounds like a snake oil salesman. Who ever heard of installing windows differently because they are on a different side of a building? All windows should be installed in ways that maximize weather resistance and prevent leakage. Those are the standards afforded by minimum code requirements and by the installation instructions provided by window manufacturers.
If this were not so, then perhaps contactors should install windows in a compromised manner when they face away from oncoming weather. That, of course would be foolish, so don't be persuaded by the opinion of this window guy. If you need further assurance, hire another window company to evaluate the installation in question.
• Email Barry Stone, certified building inspector, at barry@housedetective.com.
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