Hello – I am having a house built by a reputable builder… but…
How close should the rough framing be to the blueprint? There are some spots where the walls are 2 inches off compared to the blueprint. This just seems crazy to me. Many are right on the money, but a few are off.
For example the dining room is 1 3/4″ smaller. The pantry is off both width and depth by nearly 2″. The fireplace is not exactly centered in the family room – off by 1″ compared to the blue print.
What is the expected accuracy? I wasn’t going to question anything within 1″. Am I expecting too much?
Thank you in advance for your time.
Replies
No. however
Keep in mind that sometimes adjustments have to be made in the field.
Plumb and square are more important than plus or minus an inch, unless you have furniture designed for a specific place.
I try to be closer than an inch. When a foundation is a little goofy some rooms need to grow while others may shrink.
Fireplace might look better Centered.
Good luck with your project and thanks for giving some of us something to do!
Jim
sounds like it's a bit subjective
My opinion's a bit different than the others. I'd give him a stop work order.
Had a friend that built a very expensive retirement home. They changed their mind on siding right before construction started, but after all the prints had been done. Decided to go with brick veneer instead of bevel siding. Builder said "No problem! We'll adjust the foundation for the extra depth of the siding. Builder didn't. With that particular plan, the family room in the center of the house was an oddly-shaped space that was left after all the other rooms had been laid out. That loss of 8" meant that none of the doorways & walls lined up like they should have. By the time they discovered that, the house framing was completely done.
If it's something that has no further implication, the decision is yours. If it impacts how some other aspect of the house turns out, it should be fixed ASAP. Just a few "for examples": will your prefab fireplace fit in the flue he built? will your stove fit in the space he left for it in the kitchen layout? Will you have adequate clearances for all of the HVAC ducts that are in the walls or chases? Will the furnace fit in the space left for it?
Work like that would worry me even if I caught it on something that had no impact at all. I would wonder how accurate the rest of his measurements were. You going to check ever single thing he does? Some errors may accumulate over a distance & have a significant impact. Others may make no difference whatsoever.
The guy who built our house had a level that was out of plumb by 1/4" in 4 feet. I know this because EVERYTHING in the house is out of plumb by 1/4" in 4 feet. (Seriously!)
Consider yourself lucky.
[This is not to imply that the contractor didn't get sloppy (by hiring sloppy employees and not supervising them well), but the errors you describe are of no real consequence unless there's some appliance or whatever that must fit the space exactly. More important is that everything be square and plumb. And it might be a good idea to have as "friendly" a chat with the contractor as you can and let him know you're concerned.]
I was taught......
to concentrate on exact measurments in the kitchens and baths when we framed.
Adjustments are always made to a frame to make things work according to the foundation you are presented with.
How does the foundation dimension compare to what's called for on the print? Was is square?
Did you pull measurements from one direction only?
Were your print demensions shown in finished wall thickness?
You should find out what's going on there's no way that they should be that far off... Even if the foundation is off there is no reason they can't at least center the fireplace. I've framed for several years and even though framers can get away with a little more than they should at times that seems a little unacceptable. The homebuilder should be consulting with the homeowner if there moving walls that much.
Thank you to everyone. I met with the builder and expressed my concerns first thing Monday morning. He was very attentive and immediately called the framer over. Turns out the framer had already found the error before we could even meet and fixed them. Everything is now either within an inch or has a very good explanation for why it is not and I agree. Again, thank you - it was very helpful to be armed with others opinions. Now if it would only stop raining!!!
My first thought is to have you check to see how accurate tehe plans themselves are. I have seen many prints that cannot be built as drawn. However, it is the respoinsibility of the builder to bring this up for discussion and decision with the designer before plunging blindly ahead.
Second thought is that since most of these "errors are 1-3/4" to 2" is that the plans are drawn to center of wall, but the framer is used to going to edge opf frame or vice-verse, so as built is not as indicated on plan. If the plans are poorly done, then the build is going to be also.
plan accuracy
the plans could be the culprit
Often the framer is working with general plans instead of being supplied with a proper framing plan.
for a framer to have to add or deduct for drywall and finish materials, cripples for doorways (no spaces left for trimwork, etc) this is very confusing.
Framing plans should be checked against the existing foundation sizes first.. If there is a discrepancy as a framer I would ask for new plans.
As a builder I always crossed out the little note architects put on plans: the builder is responsible to report any discrepancies in dimensions to the architect. BS. that is the architect's responsibility to deliver exact plans. He designed the home, he is responsible for all costs to correct if necessary.
We usually frame to 1/4" tolerances, do not frame from centerlines or outside sheathing dimensions.
Often contractors hire framing crews who have different methods. It would be his responsibility to make sure they all "speak the same language"
In the long run it comes down to supervision and communication.
You make some contradictory statements
"In the long run it comes down to supervision and communication."
"As a builder I always crossed out the little note architects put on plans"
How does an arhy get to communicate with a builder who ignores his notes?
contradictory statement
I appreciate all the notes the architect puts on plans. This way I have a better feeling what he wants but I will not accept and pay for mistakes for which he is responsible. For the architect to just sit back and rely on the experience of framers to adjust framing issues makes for poor customer relations.
And beware of plans made by homeowners. We had one who made his own plans that were so detailed it showed the nailholes in the doorhinges and nailingpatterns of laminated beams. But his footing plans were 6" out of square, door openings too small, measurements were shown as 26" but he meant 2'6". (he was working for a company whose motto is: in the relentless pursuit of perfection). We walked away from the contract after the framing.