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I just took possession of a new production-built home. The windows are Caradco woodframe dbl-hung. On two window sashes, the top/horizontal wood member has been cracked along the right corner. The the builder had it glued down, and on one of these cracks, two finish nails driven in on either side of the crack. The builder’s superintendent doesn’t want to replace these sashes, saying they cost him $85 each. What would you do? Is this likely to be a problem in the future with shrink/swell, etc? Is this acceptable?
Bit different, because it is not a moving part, is that several pine stair treds have cracks that have developed. Oddly they are in the middle of the stair tred, not along the edges. And some door trim and window trim pieces have cracks along grain, near cuts of the window trim, near mitres on the door trim. All the trim is polyurethaned, not painted. Not noticeable unless you are looking. Is this considered typical and acceptable?
I’m being told by the superintendent for the builder that I am “extremely detail oriented”, which I’m taking to be thinly veiled code for that I’m out of line. I need to know what’s considered sub-par these days.
FYI, this is the Eno Commons subdivision featured in this month’s FHB article, “A house designed by concensus.” The subdivision is a bit of an experiment in taking some Green/Solar materials and technologies and migrating them into the production built environment. I’m a first-time developer and don’t want to be a pain in the ass to the builder, but am concerned about level of finish in these homes–one of which is my own!
Thanks for any help,
Sherri
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Since pride in workmanship isn't apparently a factor with your builder, I would guess that what's acceptable is what you choose to accept. Some previous developer (or more than one, maybe) was probably cowed by the "extremely detail oriented" comment, and this helped establish the builder's (sub)standard. Only you can raise the bar. So, what's acceptable to you?
I would not want cracked window sashes or stair treads in my new house. The builder shouldn't have accepted them from the manufacturer and should eat the cost for having done so. The builder should also eat the cost if responsible for the cracks during installation. This becomes educational, and soon the builder is either back on track with regard to quality standards or doing something else.
*It's amazing what is acceptable. Building contracts often leave a lot to be desired regarding Performance Standards. You'll usually only find a clause refering to "workmanlike manner". The 'default' standards in the industry fall to those developed by Painting and Decorating Contractor's group or American Institute of Woodworking (I'm probably off on the exact names here), or NAHB's "Residential Construction Performance Guidelines" and others. Industry groups.These standards are frequently sited in court cases when the builder and owner can't resolve a construction related issue.Here's an example of an 'industry standard' from the NAHB book pg 61OBSERVATION: Interior trim is split.PERFORMANCE GUIDELINE: Splits, cracks, and checking are inherent characteristics of all wood products, and are not a defect.CORRECTIVE MEASURE: None.Another OBSERV: Hammer marks are visible on interior trim.PG: Hammer marks on interior trim shall not be readily visible from a distance of 6 feet under normal lighting conditions.CM: The contractor will fill hammer marks and refinish or replace affected trim to meet the performance guideline. Refinished or replaced areas may not match surrounding surfaces exactly.Disheartening isn't it.I build custom homes and subscribe to a higher standard. Production builders usually have lower standards and some I've seen just barely meet minimum 'industry standards.'I would say you're window sash problem warrants their replacement. Even by industry standards. It sounds like they were damaged and someone botched the repair.The treads and trim may be hopeless.Squeeky wheels do get oil though.Good luck.
*Earlier one of the contributers mentioned the word "retainage". I think it is applicable here with regards to the sashes. I just a DYI person, but in my current project, I had a similar problem with one vinyl sash, the company replaced it without a problemDennis
*Mike, are you kidding? Tell me you're kidding. Don't know the NAHB stuff (I'm in Canada), but I go by the Canadian version of AWI (American Woodworkers Inst.) for a lot of stuff, and the standards are a lot higher than that. Obviously, it's hard to judge without seeing the cracks, but a crack, if skillfully repaired with modern glue, should be invisible and as strong as the original wood. This sounds like plain old bad workmanship.
*Sherri, welcome to the Board, log in and become a regular. Now to your post: the window sashes must go. The trim and treads are showing either drying cracks and/or stress cracks that are a "normal" development with today's wood. If these cracks are minor, so small as they can't be easily seen, then you may get them again with a new piece of wood, and you may be better off leaving them alone. The window sashes should be warranteed, and should be replaced at no charge. A compromise to keep the trim and dump the sashes would make you "detail oriented, but realistic."
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Thanks for all the comments. "Detail-oriented but realistic" is the territory I'm aiming toward.
[I am logged as a user--got posted as "Guest" because I used my full name rather than my password.]
-Sherri Zann
*All of what you describe is clearly unacceptable.I've repaired a few tract (production) houses and some of what passed for " workmanlike" didn't even meet code. You will have to put your foot down and the sooner, the better. Most warranties that I've seen ran a year on everything and ten years on the frame and mechanical systems, if I recall correctly. Good Luck!
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I just took possession of a new production-built home. The windows are Caradco woodframe dbl-hung. On two window sashes, the top/horizontal wood member has been cracked along the right corner. The the builder had it glued down, and on one of these cracks, two finish nails driven in on either side of the crack. The builder's superintendent doesn't want to replace these sashes, saying they cost him $85 each. What would you do? Is this likely to be a problem in the future with shrink/swell, etc? Is this acceptable?
Bit different, because it is not a moving part, is that several pine stair treds have cracks that have developed. Oddly they are in the middle of the stair tred, not along the edges. And some door trim and window trim pieces have cracks along grain, near cuts of the window trim, near mitres on the door trim. All the trim is polyurethaned, not painted. Not noticeable unless you are looking. Is this considered typical and acceptable?
I'm being told by the superintendent for the builder that I am "extremely detail oriented", which I'm taking to be thinly veiled code for that I'm out of line. I need to know what's considered sub-par these days.
FYI, this is the Eno Commons subdivision featured in this month's FHB article, "A house designed by concensus." The subdivision is a bit of an experiment in taking some Green/Solar materials and technologies and migrating them into the production built environment. I'm a first-time developer and don't want to be a pain in the ass to the builder, but am concerned about level of finish in these homes--one of which is my own!
Thanks for any help,
Sherri
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Went back to reread the question, I read jamb instead of sash (don't know how). I would have replaced them if it was my job, and couldn't be repaired invisibly. The nails are just hacker stuff.