This is the list of outstanding items that we were forced to compile due to Iain's apathy towards getting our house done.
Hi Iain,
As per our discussion on February 2, we went through the house today to see the progress that has been made in one week. I do wish you could have attended. These items remain outstanding:
General items
The deck is started but can not be inspected because it is not complete.
Flooring can not be inspected at this time because it is not clean and there continues to be assorted construction materials (albeit fewer) on the floor.
There continues to be baseboards that require inspection and paint/refinishing depending upon condition. These are not itemized by room, but could be if it would be
helpful.
All windows continue to lack cleaned screens.
Many windows are not sealed properly and will need adjustment or replacing. There are several throughout the house. These were not noticed until the wind blew at
them correctly. After closer inspection, it seems that the only three windows that close properly are the three windows by the sink in the kitchen. All others
appear warped, have ice/frost on the cranks or have wind blowing through them.
The windows and ledges can not be thoroughly inspected because they have not all been cleaned.
There are still shelves with stickers.
Now all three exterior doors need replacing.
The living room door is all dinged and gouged (as previously discussed).
The door in the laundry room area was standing open when we arrived at the house today (Feb 9.). Kevin installed the door knob (which was still
absent). This door is split where the striker goes.
The door in the kitchen now needs attention. As well as the door needing attention, the wood behind the striker plate is damaged. As stated in the phone
conversation from Feb.6 with Les and Iain, this door was left without a striker plate. On Feb.6 this door was standing open when Kevin arrived at the house.
As per the telephone conversation Tuesday (Feb 5) with Kris, Wednesday (Feb 6) with Iain and Les (speaker phone in the evening), and in person with Les (including
demonstration) on Thursday (Feb 7), the smoke detectors make noise when lights and fans are on.
As per telephone conversation with Iain and Les on Wednesday night (Feb 6), and per note left (and reportedly received) for Les on Feb. 3 the hot air vent in the
laundry room has been covered over
The kitchen cupboards/counters can not be thoroughly inspected as they are not clean. This will need to be done after cleaning.
All of the kitchen drawers are not as chosen. The drawers were supposed to be wood (like the drawers near the fax machine--these were described as "old
fashioned" and the "way we used to build them." The depth of these is not sufficient.
All window cranks are now in place but are not affixed.
Maddison's Room (green room)
Scratches/paint overspray on windowsill
Both door knobs do not work
Master Bedroom
One plug cover not on (west wall)
Although flooring has not been inspected there is a definite bubble in the flooring on east side of room
Closet
pencil line on wall
Master bathroom
nail pops are fixed but walls need repainting
shower is not complete. This can not yet been inspected until it is finished.
the taps do not match (different finishes)
shelf is missing in vanity
cupboard door alignment is incorrect. Doors should line up
marred finish on door. Edges and corners need attention
Olivia's room (purple)
Closet
top shelf on west wall is warped or should be attached
Hallway -- all of these items should be fixed by painting
gouges in closet where shelves were installed still need paint
gouge in drywall in hallway has been patched but the proper finish is not on the entire west wall
the wall has been repainted, but the finish is not correct
the paint overruns have been patched but not painted.
the arch has been patched but not yet painted
Main Bathroom
the bathroom needs to be repainted
tub can not yet be inspected as it is not complete
light is not in tub (bulk head location)
counter top needs finishing (sealing and edging)
the fronts are not on the west bank of drawers
light needs moving and put back together
Rachael's room (pink)
**new note noticeable frost on crank of north window
window ledge has overspray/marred finish
window sill on north wall dinged
plug covers are not flush with wall
uneven baseboards in closet and desk space
light switch is still in north closet
Living room (light blue)
the flooring gaps previously noted have been siliconed however the floor was not clean and the silicone is not smooth
** new note frost on eastern most window crank
continue to be concerns about the water stains that were on window sills. These have been wiped but the issue has not been addressed
Dark blue paint is still on eastern most wall by the closet
Uppermost north hinge on bifold door is still missing paint
archway patched and still needing paint
as previously stated the exterior door requires replacing
Back landing
Kevin installed door knob on Feb 9 because door was found standing open
as previously stated, the door now requires replacing
Laundry room
as previously stated, floor vent missing
finish fixing the ceiling
door handles of cabinet do not line up
as per telephone conversation with Kris on Feb 4, and in telephone conversation with Iain and Les (Feb 6), the shelves in the cabinets wobble
warped shelf in south closet
Family Room (dill pickle)
Baseboards need repainting and need to be reattached
Fireplace wall/ fireplace needs review once completed. The hearth is not as drawn and approved.
window ledges have overspray
door for fireplace is missing
edge between family room and kitchen has mud patch showing
Kitchen
North wall
drawer depth (as previously noted)
light switch cover is missing
overspray on light switches
clean cupboards/counters--can not thoroughly inspect until this happens
warped shelves in most of north cupboards (upper and lower)
hide puck light wiring
fix hole in back of western most cupboard of north wall
counter backsplash requires caulking
half of drawer pulls are missing
screws inside of cupboard drawers and doors (pulls) are sharp and require attention
missing cupboard doors and shelves for cupboard that is not yet installed
East Wall
drawer depth (as previously noted)
warped shelves in most of cupboards
missing door
missing adjustable shelves in cupboard (southern most cupboard)
missing caps on screws
hide puck light wiring
cabinet base not properly aligned on right side of stove
door/drawer pulls missing
screws inside of cupboard drawers and doors (pulls) are sharp and require attention
drawers not finished
scuffed front on bottom drawer left of stove
backsplash is not attached and needs caulking
paint between southernmost upper cabinet and window needs attention
glue still on laminate in stove hole
Sink cupboards
caulking on backsplash
pick a tap finish
hot air register missing
doors missing
South wall
drawer depth as previously noted
screws inside of cupboard drawers and doors (pulls) are sharp and require attention
holes in cabinets
caps on screws
shelf warped or cupboard not straight
adjust door on cupboard to right of the sink
baseboard behind fridge does not meet the floor and needs refinishing
missing adjustable dividers in cupboard above the fridge. This is supposed to be a pan cupboard.
gap at bottom of fridge cupboard at the back
holes in back of fridge cupboard
staples in back of fridge cupboard coming through
dishwasher drain and supply are missing
missing shelf in lower cupboard
adjust drawers in 4 drawer bank left of sink
baseboard by stove needs finishing and does not meet the floor
differing width of fridge enclosure
Island
drawer depth as previously noted
screws inside of cupboard drawers and doors (pulls) are sharp and require attention
shelves warped on west side
light above island has globes that do not line up
door bumpers missing
South wall of kitchen
hole by plug cover is patched but not painted
baseboard is not painted well--white line is visible
hardware missing off door
as per previous note, this door now needs attention and likely replacing
screw cover caps for door
potlight covers are missing
light for ceiling fan is missing
missing paint on seam between family room and kitchen above pantry
light above sink not centered
Pantry
puck junction box has been patched but needs painting
cracked joint in floor of pantry continues to need attention
closet continues to need repainting
drywall cracks in corner, need to investigate cause and repair cause and cracks
trim cracked around door
door cracked and gouged
door adjustment. When at middle the door opens by itself and should not
Basement
finish painting in stairwell
missing/broken window
issues with floor not being level. There is more patching but need to be checked with laser level with us present
finish vapor barrier around heating ducts and places where wiring was run after the vapor barrier was done
vapor barrier on underside of garden door jut is not present. Not possible to put it in now. How is this resolved?
**new note clean out on floor needs attention
sewer drain is not vertical
air exchange drain is not present--tube now runs across the floor in front of the door instead of into a bucket. This will still not do
Exterior
deck is started but not completed. It can not be inspected as it is not complete. Please look at contract, the deck is supposed to be 18' X 7'.
eaves troughs are not present and this is not a seasonal item
house wrap is coming off and is not finished by wall on kitchen door
wire is not over top of house wrap to keep it in place. At the meeting with Iain and Kris at the house (January 4), we were told that the wrap goes on at the same time
as the soffits. The soffits are now on, but the wire is not.
flashing on roof around fireplace and sewer stacks is suspect and needs inspecting
roof and wall above fireplace were frost covered. Suspect improper sealing and have concerns about future water damage/mold.
air conditioner is not present (this had been noted as a seasonal item on previous list, but upon further checking is not). Even if this is not installed, it should be
present (a compressor, A coil and hose--all new and in the box and appropriate size for our house).
** new note Not all exterior lights are up. According to the wiring diagram we had lights as well as pot lights outside. This was not previously noted as none of
the exterior wiring was done.
** new note Soffits around exterior lights needs attention. This was not on previous list as neither the lights nor the soffit was present.
Seasonal items
stucco (3 coats) complete with parging
backfilling around house back to grade
When we were in the house we took a closer look at the shower doors and base for the bathroom in the master bedroom. We have concerns that these items will not fit together and that the sink/counter will not fit with the shower present. This must be looked immediately at as it needs to be ready for the home inspection.
We also measured the marble that we believe is for the main bathroom at the ends of the tub. The pieces in the house are too short for the ends. What is the plan?
There is also no skirt present for the bath tub and the light inside the tub has not yet been installed (please remember to put it in the bulkhead so it is not visible looking into the bathroom).
There are some dates we need to know for items missing or that we know are damaged and need replacing (this is not an exhaustive list):
Item: expected delivery date:
tub skirt
light for ceiling fan in kitchen
door for fireplace
trim for pot lights
matching taps -- kitchen
main bathroom
master bedroom bathroom
shower doors that will fit
marble for bathroom to fit at ends of tub
door pulls for kitchen cabinetry
missing shelves for cabinetry -- kitchen
main bathroom
master bedroom bathroom
missing drawer faces -- kitchen
main bathroom
missing doors for kitchen cabinetry
light for inside tub (please remember that it goes in the bulk head)
basement window
new exterior doors
new drawers or new backs and rails to make current ones deeper
Work to be completed for inspection (not an exhaustive list) Inspection date
main bathroom
bathroom in master bedroom
cabinetry
fireplace
deck
air exhaust vent in kitchen (as per house inspection)
The list that we generated does not cover all the items from the home inspection. There are items from that list that have not yet been addressed completely.
Please book the final home inspection for late in the afternoon or preferably early evening on Thursday February 14. This will need to be scheduled for after the cleaners are there. Please advise us of the time immediately so we can plan to attend. The inspection MUST occur Thursday so any issues can be addressed Friday morning so we can plan to move in on Saturday morning.
We believe that perhaps you are having difficulty getting items completed. If you like, we are willing to help out with some of the smaller jobs. For instance, we could clean the glass in the windows, clean the window screens and install the screens at $30 per hour times times 4 hours. There are undoubtedly other small tasks that we could do. Please let us know how we can help.
Take care,
Kevin and Tara Garratt
Outstanding Items on our House Mar20,2008
This is the outstanding list of items that Iain got in March. The only item done is #4 and instead of leaking onto the floor it now forms a pool of water at the back of the tub that is 1/2 an inch deep.
Project: 7003-Garratt
Date: Thursday March 20, 2008
Project issues which requiring immediate attention and deadline dates.
These items are a combination of items that we agreed were outstanding (holdback sheet and sheet signed on Feb.16), as well as items that are not OK within the house. Please put these completion dates on this list so everything is all together. As well, please don’t forget that we need copies of all the forms you took with you on Saturday February 16.
1) Upper cabinet beside sink now has door but still does not have the adjustable shelf feature.
DATE FOR COMPLETION:
2) Jetted tub skirt is broken due to the plumbing leak repairs. Plumbing in tub was clearly not tested and when the jets were turned on the pipes leaked water underneath tub which ran into the downstairs and all over the electronics. We could not gain access to the water that had leaked out because we could not get under the tub skirt. The tub skirt that was in place was not appropriate as there was no access left for electrical maintenance or inspection. There needs to be an appropriate tub skirt installed.
DATE FOR COMPLETION:
3) No one cleaned around the motor prior to affixing the marble on the front. There was a pile of gyprock dust behind the marble, next to the motor. This will only become an issue if the motor breaks down. It has been cleaned up.
4) Tub needs adjustment so water does not leak out onto floor.
DATE FOR COMPLETION
5) Marble tub (main bathroom) backsplash is broken and needs to be replaced. This piece was broken and noted prior to moving in.
DATE FOR COMPLETION:
6) Mirrors in bathrooms, as promised
DATE FOR COMPLETION:
7) scrape on kitchen wall was pointed out to Les and Jim on Friday, prior to move in. As this was identified prior to move in, I would think the plan is to fix it.
DATE FOR COMPLETION:
8) On Monday, when the west wall of the kitchen was wiped with a damp cloth (water--no cleaner) the paint came off on the cloth. The cloth has been retained if someone wishes to look at it. I would think that the paint needs to be repaired as there is clearly a problem. We have now been told that the paint must cure for 30 days. We were not told this prior to moving in. It is the builder’s responsibility to apprise home owners of issues.
DATE FOR COMPLETION:
9) The kitchen sinks are all scratched inside. These will need to be fixed or replaced.
DATE FOR COMPLETION:
10) basement window is now present, but there are no locks.
DATE FOR COMPLETION
11) Exterior door replacement (north door and east door)
DATE FOR COMPLETION
12) smoke detector issue. They all go off randomly.
DATE FOR COMPLETION
13) Hand rails for exterior stairs. The rails are now built but one top bar needs to be replaced as pressure treated wood was not used.
DATE FOR COMPLETION
14) Soffit switch moved to front closet
DATE FOR COMPLETION
15) Fan switches are currently functional in both bathrooms but are not correct and not what we paid for. These plumbers say they have not been paid. They have now put a lien on the house for over $5000
DATE FOR COMPLETION
16) Clean out in basement floor is not installed
DATE FOR COMPLETION
17) Eaves troughs
DATE FOR COMPLETION
18) Refinishing of drawers. This project was started on Friday March 7 but was not completed. What was done is not done satisfactorily, and the job was not completed. These new drawers are not as long as the old ones. We were told that the length would remain the same. As well, many of the drawers now bang together when opened. Some of the drawers make a “clunking” sound when opened or closed (bathroom particularly). One of the drawer faces was split. Another drawer has screws poking through the bottom of the drawer. The hardware was installed and the many drawer pulls are not level (across the bank of drawers or even the two screws on the same pull), some hardware does not cover the screw holes, other drawers have a completely visible hole, the knobs on the cupboards are not level and are not evenly spaced across doors
DATE FOR COMPLETION
19) main floor shower (master bedroom) supplied and installed. We had two separate companies in last week to give quotes on cutting the sink. Both companies, neither of whom is trying to sell us a sink, advised against cutting the sink. Both expressed concern that the sink could be damaged (split) and that the edge left will not be esthetically pleasing. Cutting beside the wall is not an option as the bowl of the sink will then be too close to the wall to be useful. We need a new sink that actually fits in that bathroom. The marble that Les cut to make the vanity hang over the shower base will need to be replaced and shower doors need to be installed.
DATE FOR COMPLETION
20) air conditioner
DATE FOR COMPLETION:
21) exterior siding to be completed by Ash within 2 months—now within 3 weeks
DATE FOR COMPLETION:
22) Adjustment of all upstairs windows. Many still have cold air blowing in around the cranks as well as around the window itself.
DATE FOR COMPLETION:
23) Measuring of the levelness of the basement floor. This will be considerably more difficult than it would have been prior to us moving in. The floor is also extremely rough where it was patched. This is not OK.
DATE FOR COMPLETION
24) the vegetable sprayer on the kitchen tap often does not work as it should. When turned on, the other tap keeps running.
DATE FOR COMPLETION
25) Electronics damaged due to tub leak.(stereo (3 CD changer), TV. (27 inches), d.v.d player). How do we handle this? Does this get covered under New Home Warranty? Our insurance person says that insurance covers accidents, not improper installation. This was definitely an installation issue. What do you plan to do for us?
26) Walk in closet – Couldn’t open door due to hangers in the way when on rods. Kevin moved one of the rods on one of the short walls on the west but could not move the rods on the east because there is a bracket that is not adjustable (one per level).
DATE FOR COMPLETION
27) LEINS ON PROPERTY NEEDS TO BE REMOVED. There is Leon’s lien, the lien from Carpet Superstore, a lien from RC Plumbing and Heating and Bob’s lien.
28) Power bill needs to be paid ($1369.32). We have supplied you with a copy of the bill as per your request. This bill was due this week. We had to use our credit card to pay this. We need to be reimbursed, and quickly.
29) New Home Warranty not applied for when it was supposed to be. We need this warranty. We were assured that we would have this warranty, and we want it.
30) All screw holes on exterior doors need capping.
DATE FOR COMPLETION
31) Light switches in the kitchen are not level and require adjusting.
DATE FOR COMPLETION
32) Puck light wiring is still showing. This was discussed on both walk throughs.
DATE FOR COMPLETION
33) Light above the island is still defective. We were told that a new one was coming. It was to be here weeks ago. We have heard nothing.
DATE FOR COMPLETION
34) House wrap is missing around the kitchen doors. This was discussed on both walk throughs.
DATE FOR COMPLETION
35) Exterior lights are still missing. We have the lights, where are they supposed to go? We paid for them in our lighting allowance. They either need to be installed or you need to take them back and give us a credit.
DATE FOR COMPLETION
36) We have requested a copy of the Engineering Certificate regarding the foundation of our house. This has not yet been supplied to us.
DATE FOR COMPLETION
37) Cupboard to the left of the stove is not straight and needs correction.
DATE FOR COMPLETION
38) Island in the kitchen is in the wrong spot. This was pointed out before final installation, but it was never moved. The impact of leaving it in the wrong spot could not be ascertained until we tried living in the house
39) Concerns over the integrity of the stairs leading into the house. The stairs do not appear to be strong enough.
40) Piling for the deck was dug and was not used. There needs to be a piling for the deck but there has been no mention of when the pouring will occur.
41) The house was not cleaned prior to move in. We should be compensated.
42) Adjustment of hinges of cupboards that open into a wall has not been completed yet. We were told this would happen prior to move in.
DATE FOR COMPLETION
43) Exterior water taps are not yet installed.
DATE FOR COMPLETION
44) Backfilling not complete to grade. This is a seasonal issue but needs to be on this list so as to not get lost.
45) Garbage clean up
DATE FOR COMPLETION
46) We suspected but could not be certain, but now we are, that someone did not trench in the place marked by Kevin. He ran the trench through the perennial bed and damaged the plants and shrubs. EVERYONE was told that this was not to happen, but it did. Those plants should be replaced.
47) On the previous walk though lists we had listed that the window casings are scratched and marked. Although this was not addressed, it seemed to get dropped from the list. They continue to be scratched and marked and they should not be in a new house.