Originally Posted By: mpatton
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I performed an inspection yesterday on a new home approximately 3,200 sq ft. $350,000 price range. The customers are from out of town and the home was fully constructed prior to the sales contract.
All was well until I entered the basement form the interior stairwell and the following is what was observed and would appreciate some input.
Bottom of the steps (finished stairway with a door to the left of the basement floor landing exiting under a support beam) Here is the inspection comments.
|Basement floor slab, the existing slab has the appearance of being a second layer approximately 2" thick. Framing members are recessed flush with the floor, a 4" core drilled hole also indicates the top portion of the slab as being a second poor. I suggest finding out from the seller /builder what has occurred to require the second poor, this reduces the basement ceiling height proportionately. Current condition the basement is unfinished.
At the bottom landing of the basement stairwell the slab is lower than the basement floor surrounding it. At the threshold the floor is sloped with an approximate rise of 2" over 12" . The door has been cut down to approximately 75 1/2" (standard door height 81") This is not typical construction methods.
Bottom of the steel in the basement is approximately 6'-5" from the slab and the bottom of the floor joists are approximately 7'-4 1/2" from the slab. Check with local building codes for minimum finished heights in the event that you finish the basement in the future. Information only.
Now the customer called back today after meeting with the builder and the customer is not satisfied with the builders answer. Per the builder the slab was pored during the winter months and prior to curing the slab froze. The result was spalling of the top surface and an imperfect floor.
The house had been framed with the stairwell and walls around the stairs framed in, the furnace and the hot water heater had already been set also. The pored to the top of the soll plates and raised the furnace and hot water heater and set them on the top of the new slab.
|The builder chose at this point to "top coat" the existing floor with 2" of concrete to correct the imperfect floor surface.|
No photos or other information can be provided by the builder. The customer has spoken to a concrete "expert" and he is not buying the story and suggests if this was the case they would have top coated with a thin set concrete "toping" and been done with it. He is concerned that if another problem was encountered that the basement slab is subject to deterioration as the original was.
My personal opinion the hole thing smells. The one issue if I am correct is that the bottom of steel (with a finish) within a finished space is 6'-4". I am not certain that the builder didn't do exactly what they say they did but it seems like a poor decision.
The customer and builder are meeting again tomorrow to discuss further any help would be appreciated.
Any input or watch outs that may not be obvious?
Thanks in advance