Q–We bought a new builder’s inventory house about six months ago. Now that we’ve been in the house, we’re noticing all sorts of things that seem substandard. The floors are bouncy, the plumbing system is loud, the windows are drafty, etc.
When we mention these problems to the builder, he says the house was built to code and we shouldn’t expect perfection.
We intend to build our dream home in several years. What can we do to avoid future disappointments?
A–I hear more and more complaints like yours every year. It’s easy to get discouraged and think the quality standards and craftsmanship of the entire construction industry are in a state of decline.
While there are still builders, tradesmen and manufacturers who strive for perfection and routinely try to do the best job possible, they are, sadly, in the minority.
Competition for sales and the creation of affordable housing for all segments of the marketplace aggravate the situation and often lead to problems like yours.
The building code for one- and two-family dwellings is a wonderful document. Over the years, it has become more refined and detailed, helping the consumer get a better product. But the building code is a set of minimum standards. Frequently, manufacturing and trade associations publish more stringent and detailed guidelines that exceed building code requirements.
Sometimes it can be costly to build to a higher standard. But many, many potential upgrades in material and workmanship are extremely cost effective.
When you get ready to develop specifications for your dream home, consider the addition of inexpensive, half-inch-diameter steel bars to concrete sidewalks, driveways and patios. They will greatly enhance the strength of the concrete and help hold it together when it cracks.
If your house is to have a basement, make sure the exterior of the foundation has a true waterproofing treatment, not the hot asphalt damp-proofing I see being installed on many foundations in my area.
Your bouncy floors probably do meet code. If you want stiff, rigid floors, you need to purchase joists that are wider or deeper. In other words, if your current house has 2-by-10 floor joists, then you might want to upgrade to 2-by-12 joists.
You can also use engineered floor joists or floor trusses. To make sure the floors will be stiff, have a residential structural engineer verify your selection.
Plumbing system noise can be stifled by substituting cast iron for plastic in drainage pipes that handle water. To save money, the plumbing vent pipes and drainage piping below slabs can still be plastic.
Water supply lines can be noisy if they are undersized. Consider increasing the size of the main feeder lines that deliver water to all fixture groups. Larger-diameter pipes slow the velocity and minimize turbulence of water as it travels to the sink, toilet or shower.
Simple fiberglass sound insulation batts wrapped around the pipes that are hidden in walls and ceiling will also muffle noise.
Not all windows meet voluntary industry standards. Purchase windows that carry the AAMA/NWWDA, NFRC or Energy Star label. Windows and doors can be the largest source of energy loss in your home. You want to buy the best possible ones for your dream home.
If you live in all but the driest parts of the nation and intend to use asphalt roofing, make sure you purchase algae-resistant shingles. Have the roofer use 40-pound tin instead of 20-pound tin for all flashings. The high performance ice and windblown-rain barriers are excellent upgrades as well, if your budget has room.
Request that all face-nailed exterior siding and trim be fastened with stainless steel nails instead of traditional galvanized nails.
To protect yourself completely, I urge you to obtain a copy of the residential building code. The new code is written so it’s easy to understand. It also contains many helpful diagrams and illustrations.
It is in your best interest to monitor the construction process and match sections of the code to the building process. Although you are not a trained inspector or builder, you may be able to spot problems or deficiencies before they are hidden or become major problems that are expensive to correct.
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Have questions about the remodeling process? Write to Tim Carter, c/o The Chicago Tribune, P.O. Box 36352, Cincinnati, OH 45236-0352. Questions will be answered only in the column.
For a list of 50 must-have new-home construction upgrades and sources of the new one-family building code, send $3 and your name and address to Tim Carter at the above address. Ask for Builder Bulletin No. 304.
For a list of past Builder Bulletins and a wide variety of individual job bid sheets, send a business-size, stamped, self-addressed envelope to the same address.
Ask the Contractor can also be accessed via the Internet at bancodeprofissionais.com/go/askcon.
