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michealwood

05:45AM | 07/14/04
Member Since: 07/13/04
1 lifetime posts
Bvrealestate
The bottom chord in my house is off by 1/4 inch and is supposedly causing my celing to be pushed down. In return, you can see every outline of the drywall, throughout all the rooms in the house. It is actually coming apart at every seam along each sheet.

Along each seam that is coming down from the ceiling, the walls have bowed out and cracked.

Hopefully this gives an understanding of the problem.

The warranty department told me they would jack up the "chord" which they are calling a truss and shim it.

One question to be answered, is this going to solve my problem throughout the house? And by the way I have asked already for an engineer to come in before they touch anything.

After yesterday, I was denied the engineer by the builder, but was told the Truss Company Rep. along with the superintendent and others will arrive Monday morning to start on fixing the problem. However, it gets really intersting. This problem has began to show up in other rooms since the initial viewing by the builder. Yesterday, I received a work order only for the rooms previously looked at. Over the phone, the warranty department told me they would only be fixing the initial rooms.

I guess this means they will be coming back other times to destroy my ceiling and disturbing my routine.

At this point, I am told this will take 5 days while they rip apart the ceiling and move all my furniture around. I literally have to stay somewhere else for those days. And it will most likely occur again in the future when they come to fix the rest.

What is one to do? This also puts another question into the box.

Well, my wife and I have determined that we will put the house up for sale when this is all complete. My wife being a realtor will be the one listing the house. Since this is a "new" home, do we need to disclose the fact that the builder had to come in and fix the truss and drywall? Or is there a way that since the home is under warranty for its first year voids that statement? We have tried to do research on this matter, but no such luck, so far.

tomh

07:07AM | 07/14/04
Member Since: 07/01/03
550 lifetime posts
I think its great you are posting this to the BBS. More people will benefit long-term. For those new to this thread it is on the Fix-It For'em at http://www.bobvila.com/wwwboard/messages/231374.html

First, the truss company is who engineeered and built the trusses. They are the BEST people to evaluate them. They are liable for the structural and functional integrity, and no doubt are participating in the repair costs. Although they have a potential financial interest in the repairs, the builder that installed them may not have complied with the truss plan detail which should have specified fasteners, or drywall installation techniques.

Apparently the builder is taking responsibility and doing the right thing. Not to pile on concerns for you, but this project is going to be really messy. I suspect carpets will be removed and reinstalled later. Meanwhile, entire wall and ceiling sections will be torn down and rebuilt. By doing this in phases, the builder is trying to minimize disruption and keep the house inhabitable.

Now, this is the pill thats going to be hard to swallow: There are no winners in this. The builder is going to incur significant expenses, and you are going to be inconvenienced. In return the builder should expect his reputation as a responsible contractor is left intact, and you are going to get a well build functional home. Its time to stop playing victim and work with these guys to make the project happen in the fastest easiest way possible, and maintaining a positive perspective with the builder and your family is an important role you must play to continue to get cooperation, and to get the best possible outcome.

This problem would not have been forseeable by me, and you builder probably did not see it comming either. As far as selling the home, the defect is being repaired and there is no reason to sell after you have gone through the difficult matter of repairs. JMHO.

Some additional strategies that may minimize uplift is to improve attic ventilation to minimize seasonal variations in temperature and moisture. Are you in an area receiving unusual summer rainfall and humidity this year?

For more information on truss uplift see the following links:

http://www.roberts.ezpublishing.com/croberts/truss.htm

http://www.hopkinsmn.com/inspections/building/trussuplift.html

http://www.buildingscience.com/resources/walls/dywall_wood_truss_uplift.pdf

http://www.askthebuilder.com/169_Truss_Uplift_and_Seasonal_Ceiling_Cracks.shtml

http://www.quadranthomes.com/contactus/manual_pages/5_Interior.asp

There are more links if you need them.

TomH Moderator

tomh

07:41AM | 07/14/04
Member Since: 07/01/03
550 lifetime posts
Since you clarified you are in Sacramento area, I can definitely say you will need to disclose the repairs in any real estate transaction. This should not affect the home value in any significant way in a market that has seen at least a 28% appreciation this past year. Values will be higher than what you paid, and you will save on brokerage fees. Holding the house until the neighborhood is built-out is typically better than selling within the first year. You will be competing in value with the builder's new homes, so that is the place to establish a baseline value. Some people will pay a premium for a completed home in this market due to the relative shortage and waiting lists.

More interesting links (cut and paste into browser):
http://www.bizjournals.com/sacramento/stories/2003/04/28/story1.html
http://www.constructiondefects.com/pr_fallingbetween.asp
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