Originally Posted By: jfarsetta
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Neal,
Typically speaking, you are correct. The problems with this home were pretty obvious.
As to the heating system, I notices that the home was built with 2X4s, which has become a bit rare in NY on new construction. For the architect to show conforming envelope design which meets the NY State ECC, there is typically a page of calculations. I know this because I had to do it with my own home. So, to avoid the hassle, lots or architects simply frame the home with 2X6s and add the extra insuation.
This home had a section where I could see the OSB sheathing. There was no foam insulation present, nor was there tar paper or Tyvek. I then looked at the boiler. There are trade offs in the ECCC which take into account effeciencies of the boiler and AC systems. In order for the builder to take advantage of some of these changes to the ECCC, he would have had to use a 14 SEER AC unit, and a boiler with a 92% minimum efficiency rating. Also, at over 5000 sq ft, with a hydro-air style system in place, 105,000 BTUs seemed light. I called WeilMCLean, the boiler's manufacturer, and spoke to some of their sdesign and support techs. BAsed upon the sheer size of the home, they felt that the boiler was undersized. They then tole me that they didnt manufacture an oil-fired boiler with an energy efficiency rating over 85%. So, the builder couldn't take advantage of the waivers in the ECCC. Add to this, that all homes presently under construction in this same development, of the same size and design, have 165,000 BTU heating systems being put in.
So, did I go beyong the typical SOP? Maybe. But with these red flags smacking me in the face, it was kinda hard to avoid digging a little further, especially with the Client crying in front of you, that the builder wont return her calls, and that the whole thing was a nightmare.
Some other things...
200 amp service. No additional capacity in the main panel. Sup panel w/ 6 breakers installed directly below main panel. No room in sub panel.
6X6 lallys for the deck were not anchored to theit piers (one was crooked). No lateral bracing on deck. Finish naile were used to toe-nail wooden girder to wooden lallys at top (one on each side). Rim joist on home was a TJI. Deck lag bolted to OSB portion of TJI/rim joist.
No brick ledge of any type under brick on front of home. Brick was sitting on ground. Rise for 1st step in front of home (for stoop) was a whopping 14 inches!
Lights in basement started to flach when I was down there. No one was operating any switches in the home. 3-way switch started to smoke when I operated it.
I did not view this as a typical home inspection. They specifically told me that things didn't seem right in the home from the 1st day they were in.
--
Joe Farsetta
Illigitimi Non Carborundum
"Dont let the bastards grind you down..."
