We hired a Structural Engineer today to hopefully identify some of the structural issues created by our GC but more importantly provide us with a remedy. Part of me just views this as an added unnecessary expense however it is now obvious that we are going to need these services. She (yes, she) is very impressive and amazingly knowledgable, she feels certain that she’ll be able to get everything back on track however she did say that the recent construction (poured slab and framing) was beyond concerning and questioned if our GC had ever built a house before. Not Comforting at ALL!!!
Julie and our GC did schedule a meeting with our GC for June 1st, unfortunately they won’t allow me to attend.
So this morning I met with our GC and his concrete sub at the house to discuss the issues with the recently poured carport slab being in the wrong location as well as the lack of an elevation change between the basement and carport slab. Basically the purpose was to provide me a solution that would resolve the potential water issues. They certainly provided me with a few options, however none of them gave me any comfort and basically their “solutions” all revolved around accepting structural modifications to the house which would affect the overall plan as well as value of our home. They couldn’t give me an answer as to why such a mistake would happen however they did agree to pull the slab up as well as the foundation wall which was poured in the wrong location by three feet. Before leaving I had a conversation with our GC basically letting him know in person that I wasn’t happy with all that has transpired and that my confidence was fading fast. Interesting response on his end, acting like such an arrogant donkey he told me that our house wasn’t going to be perfect, Perfect. And that we were just going to have to learn to accept some things. Okay, Julie and I are more than prepared to compromise and we’re well aware that there will certainly be instances when we will be required to deviate from the original plan however this mistake is inexcusable. It was poured wrong and that mistake could very easily present moisture issues down the road. I’m not sure how to take his statement, but it certainly rubbed me the wrong way. We’re spending a lot of money with him and had a lot of faith in his abilities but now he is basically telling me that we need to make sacrifices that would affect the value, plan and structural integrity of our future home.
So, I stopped by the house on the way home from the office. I just wanted to look at everything again and I guess a big part of it had to do with me wondering if there were any other mistakes that I had missed. Having very little construction knowledge I really didn’t know what I was looking for but I do have the ability to work a tape measure. After measuring the various rooms and noting the differences in actual versus what was on the plans I decided to measure the ceiling height. I’m not sure why, especially being that just a few days ago our GC told us that the ceiling heights were fine, but I did. Expecting to find a height of 96″+ I was shocked when my measurements were from 92″ – 94″.
Add sheet rock, flooring etc…and we’re basically looking at a finished ceiling height of 7′ 6″ versus 8′, that’s not even considering the mechanicals that will need to be run throughout. Mad, angry, dumbfounded, confused – I can’t begin to express to you all of my feelings. How could they not dig deep enough? How does this happen? This is basically the second time that they didn’t dig the basement foundation deep enough. This makes no sense to me.
To only add insult to injury I decided to spend a few more minutes looking at the framing. Oh boy, again, I don’t know much about framing but I would imagine that the walls would need to reach the joist and that everything is level, especially the floor above – not so with our house.
What’s even more disturbing is that some of these walls are load bearing. Further, the exterior walls are mixed with #2 & #3 grade lumber, which I quickly found out once I got home and looked at the building code that this is entirely against code. So for almost a month it has been like this and either our GC knew about it and just didn’t tell us or he didn’t even notice. I really don’t know which is worse in my mind.
I can’t begin to express all that I’m feeling however I did send our GC an email letting him know that I wasn’t happy about the slab not being poured at the correct depth as well as the significant deviations from the plan and the framing issues, being such I wanted both slabs removed and for it to be constructed according to the plans. This would alleviate a lot of the issues, both depth and footprint.
I’m curious as to his response especially after the way he acting today, however I can’t imagine that he wouldn’t be in agreement.
I’ve been continuing to ask our GC for the framing plan for the renovation and new addition as well as the roof, however he informed me today that his engineer doesn’t have the software to do it and they (GC & subs) would just design it in the field. No Way!! I’ve seen how they “engineered” our framing in the past, I would be an even bigger fool if I let this happen again. Fortunately he did suggest that we hire a structural engineer and have that person can check everything and if anything is found to be questionable then he would “re-do” it. Sounds okay, I guess, but why not make sure we do it correctly the first time? Also, don’t most engineers have software to aid in drawing their plan? I’m sure that I could probably even find a free version/program online.
I’m sitting here tonight basically too pissed to even compose a simple entry. I’m just so mad that we’re basically stuck with having to consider alternatives since we won’t be able to have an 8′ finished ceiling in the basement. The basement ceiling was supposed to hide all of the HVAC as well as plumbing systems but because of either lack of supervision, knowledge or just plain not giving a sh!t our GC has now left us with no other choice. He made the mistake and he should rip it up? Not our GC, he continues to remind us that he doesn’t have the money to do so, forget the fact that he has been paid enough to take us through completion of framing and roofing. We’re stuck!! No way out!!! The architect is sending us options however we still won’t be able to achieve the ceiling height and we’ll need soffits. I still feel that our GC should be responsible for digging it up and doing it correctly, plus it actually makes more sense financially. It was on the plans, how can someone mess this up? I just can’t say anything more tonight, too mad and feeling dejected.
Our GC informed us that he isn’t going to pay for a new joist system for the basement which would get us closer to achieving what was on the plan. Basically he won’t even try to remedy his mistake even though it still wouldn’t be correct. So he doesn’t dig the basement area deep enough to give us the ceiling height that was written in the plans and now our choice is to either accept his mistake and us have a ceiling that is significantly lower or “WE” have to pay for an alternative? That makes absolutely no sense. There was nothing preventing him from digging deep enough he just measured wrong and refuses to admit it or make it right and then he tells Julie that he doesn’t have the funds to dig it up and do it correctly – and how is this fair? How does he not have the funds? It’s beyond scary that he has already spent all of the money that we fronted him which financially should have taken him through framing and roofing.
I so want to be done with him and would but we would be upside down since we’ve already given him a substantial amount of money that he told Julie he’s already spent on other jobs – we’re his hostage. We’re stuck and this could have been prevented with a little supervision and probably just “some” knowledge. And now Julie wants me to have a meeting with him? I just don’t see a point.
I sent an email to our GC today asking for a copy of the mechanical plans, he said that isn’t done with residential construction and they always figure it out on-site? Damn, that scares me every time he says something about figuring it out on-site.
I mentioned that water was STILL getting into the back bedroom and that we would not be paying for any damage that this creates and that I’m expecting him to do so.
Also, showed how it would make more sense financially for him to remove the basement slab that he incorrectly poured and do it the correct way as well as what was in the plans versus the new framing system and all of the other various modifications that will now need to be made. I asked why he wouldn’t consider it and I’m anxious to receive his answer as it truly does make sense to start over.
I’m starting to have concerns if the job is even doable financially from the numbers he provided us. I think that I’m going to have a couple of people look at them and give me their thoughts to see if it can be finished. I just wonder why else he would be stalling?
More great news – I found out that another completed job of his is unable to receive a Certificate of Occupancy because of code issues, and I heard about ANOTHER judgement in which he is in default. Not sure if this is one of the ones I previously found out about but damn this is scary – what are we doing? Julie keeps persuading me to give him an opportunity to let him make it right but I wonder if he has the ability to be able to do so?
Julie and I had a long discussion today about how we should move forward with the house if we can’t get everything worked out with our GC. Basically we came up with 3 options: sell the house, redesign the house and make it smaller or not do all of it now and phase some of it. Even just talking about this gets me upset, we’ve possibly been put in a position where financially none of these make sense. If we have to pay to fix all of the issues that have been created by our GC and then construct it the way it was supposed to be built then I don’t see how we can justify all of the added expense. In a perfect world we would ask for our GC to refund what was already paid to him, however he’s already told Julie that the money we advanced him has been spent. Plus, I found out today about 2 more jobs that he has recently completed where the home owners have been experiencing major issues with his construction. This just isn’t a good situation and I need to find a way to make it right so we can finally get in our house.
Received some unsettling news today that our GC already has judgments against him and is in default on one of them. Oh, and it gets better, another job also has foundation problems that he’s trying to work through, while another past client of his is in the process of pursuing a claim against him. I’m more than scared, but he really has us in a bind being that we’ve already paid him more $ than the work he has actually completed. Scarier, I’m only starting to scratch the surface with his past and current clients.
This is a horror movie, I can clearly see what has happened to those before me but I’m trapped and can’t escape.
Morningside Renovation 