Punch List?

15 years ago

Hi,

We are ALMOST into our new home, and the builder wants to do the walkthrough soon. On Monday, DH and I went through the house, and wrote some things down. There were very few problems. We checked all outlets, lights, water, heat/cool, marks on walls, cabinets, windows, appliances, etc.

I guess there were about 12 minor things on the list, and I left the list in the house. The most important thing to me is marks on the pre-colored Hardiplank, and touchup paint has been ordered. I think the installers were a bit rough on it.....

The builder has had all of the things on the list fixed (except for those marks!). After moving into our previous home 18 years ago, we had problems for about a month, such as the A/C condensation pump (caused a minor flood), oven stopped working, etc., so I'm a bit nervous.

What things might I be missing that I can check during the final walkthrough? I'm sure there are things that you guys know about, that we haven't thought of. Also, should we hold back the final 10% draw until the siding marks (and anything else we find) are taken care of, or should we just go with the flow? The guy has been very straightforward with us throughout the build - we think :p

Thanks,

PennyLaney

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Comments (4)

bevangel_i_h8_h0uzz
15 years ago
Before you try to do a hold-back of any portion of the final draw, check your contract to see if you're allowed to! Most contracts here in Texas DON'T allow for that b/c builders use an "off-the-shelf" contract put out by the Texas Association of Builders that, IMHO, unfairly protects builders at the expense of homeowners who haven't the knowledge/experience to realize what an unfair position that contract puts them in. Those contracts say that final payment is due AT THE TIME of the final walk through when the punch list will be prepared. The owner then is given possession and can move in but is left totally at the mercy of the builder as to when, if at all, the punch list items get completed.

But, regardless of whether or not your contract allows "retainage," I would strongly recommend that you spend a few hundred bucks to hire an independent professional inspector to inspect the house and get his report BEFORE you do your walk-through with the builder. A professional will catch important issue that you wouldn't possibly know to look for... missing flashing, sewer pipes that don't drain properly, etc. Trust me, it'll be money well spent.

Here is a link that might be useful: home inspection
kelntx
15 years ago
I agree with bevangel. We did our walk through and did a first draft punch list if you will, they fixes some of the items, not all at the time. Then the inspector came through and I added those items (most were very minor, 1 major). BUT, we were moved in and they were still coming back to work on the punch list. After 3 months in the house I have come across a few things we missed. Believe me it will happen. I thought we went through this house with a fine tooth comb! LOL! I had mentioned I would have held back the last dray if I could do it over again but bevangle is right on, our builder must have used the same contract that they mentioned! LOL! It did state final draw is due at the time of the final walk through. We had the builder here two months after we moved working. I finally had to call him and tell him to get it all done so we could rekey the locks and change our alarm code.

Good luck and I hope you post pictures!
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Ah, I love a good project. I think you need about 65/25/5/2 proportions if you goal is visual harmony. 65-70% whites and colors that read as white or creamy. 15-25% aquas Around 5-10 % black (and browns) Only 1 to 2% orange So consider doing the china cabinet in black. If the back walls of the bookcase will be filled in with books and accessories, then yes to the orange. On the hall, I would let the rooms it connects be the stars. I would do all the doors and trim in the creamy white to unite them. I think using a color on the trim in a space that you don't want to "stop" in would be jarring and that the white would be flowing, in keeping with the function of the hallway space. Good use of the orange in the dining room, as the drama here can take it. I would be using little to no aqua here, but the creamy whites, black or browns, and let the orange be the star here. Fun fun fun
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That is atrocious. Really bad. I had volunteers for Habitat do a MUCH better job and they had no experience before doing trim work. Talk to the builder. Insist the bad paint job and all the trim problems be fixed properly. If he does not quickly fix it, find a lawyer. I know, that sounds severe, but sometimes you have to be a nasty person to get what you paid for in the first place---that's what good lawyers do.
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I don't agree that this is minor. Lack of attention to detail with so many things is a symptom of a larger problem. Certainly some of this stuff can be fixed, but some of it is damage that has been done. It's time for a meeting where you sit down and get agreement before proceeding further or paying any more money. "Yeah, we know" is not professional or acceptable in my book. You need to get a commitment: 1. The cabinets get leveled before the counters get installed 2. The window sills are redone properly 3. The floors get repaired and better damage-proofing gets done now 4. The messed up door gets repaired or replaced If you continue to allow yourself to get deflected, you won't be happy at the end. For example, if the cabinets don't get leveled, and the counters get installed, fixing it later is more than a punch list item. Getting sloppy contractors to perform is usually not fun, but you need to grit your teeth and have a "come to Jesus" meeting with this guy sooner rather than at the end when he thinks he is finished, gets his money, and walks away promising he'll fix all the problems "soon."
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No particular order, but stuff to ponder: - Heating and air working sufficiently in all rooms - especially the basement and the moved air return - Plumbing leaks - Crooked installed faucets - Fridge ice maker connection is correct - Flush the toilets a few times - Countertop seams are correct - All appliances are working - Exhaust fans work - Water pressuer in baths and laundry is sufficient - Know where your shut off valves are - Dryer correctly vented to the outside - Run a load of laundry to ensure all is well - No missing paint spots - All electrical outlets are working and they have covers - Under cabinet lighting is fine - Doors swing in the right direction - Windows open and close with ease - Ceiling cracks - ensure no drywall tape is visible - Cabinet shelving installed correctly - No issues with your installed kitchen backsplash - Kitchen sink is sealed to countertop - Plumbing fixtures caulked and sealed - Dishwasher installed correctly - run through a cycle - Hot is hot and cold is cold when you turn on the faucets. Best Wishes!
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tinker_2006
15 years ago
This is perfect timing as in just 3 weeks we will be doing the punch list / walk through. I have to disagree about the professional inspections. In an older home.. yes and I have paid for them in many homes we have purchase (which is a lot - we are nomads! LOL) For a new home, they never found anything different then my own punch list and I felt it was a waste of $$. Of course - this is yet just another opinion!
bdpeck-charlotte
15 years ago
I've found most inspectors to be lacking in technical experience, aka - they don't find things that I wouldn't find if I take my time looking at the house.

Get a seperate roofing contractor to evaluate the job done on the roof.
Hire an independent plumber and electrician to spend an hour or two looking at the work done in the attic and crawl/basement.

You'll probably spend $100-$200 for each of those contractors to come out and look around, about the same (on the $300 end) as an inspector, but with a keener eye for their trade.

Then take a few hours of your time to really look at the house. 30 minutes in each room, looking at trim, corners, operating windows and doors, cabinets, etc.

Punch List?

Comments (4)

bevangel_i_h8_h0uzz

kelntx

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