under house access left open

7 years ago

Hi. I'm hoping to get advise from the Houzz community on a problem. The builder left the access to under the house open in several spots. The worst spot is under a walkout bay window where there is nothing on top of the foundation between the perpindicular joists that go under the floor across the foundation wall to support the window.

What is required of a builder? Is this standard practice to leave these spaces open. Must I find someone else to fix it or should the builder take care of the issue? Is there a type of professional I can hire to inspect the work? Should I talk to the city? The state? If so, does any one know the name of the department I'd be contacting?

We are still under warranty.

Featured Answer

PRO

Mark Bischak, Architect

7 years ago

The best sequence may be builder, architect, Building Official, Independent building inspector, and last resort attorney. If it is a remodeling the millions of minute details involved may not be spelled out in detail in the construction documents, therefore the builder may use that to dodge responsibility to address it.

I would question the builder's integrity if they were aware of such openings into a crawl space with nothing to impede entry from anything small enough to enter the opening and not make you aware of it or offer a solution, even if it were at an extra cost. Covering of the openings should be determined by someone who knows if they should be vented or unvented. Before the solution is implemented the crawl space should be vacated of any visitors.

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Comments (10)

PRO
Mark Bischak, Architect
7 years ago
First talk to the builder.
lisacox32 thanked Mark Bischak, Architect
cpartist
7 years ago
Before you moved in, did you walk through the house with your own independent inspector? If not, I suggest you hire one now to find out what else was done wrong.
lisacox32 thanked cpartist
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lisacox32
Original Author
7 years ago
I did talk to the builder about the open space between the foundation and the exterior wall along the two exterior master bedroom walls. The response I had was that that he wasn't responsible for fixing it. This was a complete rebuild and very expensive. I just sent him pictures of the under the walkout bay this morning.

So builders are not suppose to leave these openings?

After talking to the builder, who is the next person to talk to? The city?
cpartist
7 years ago
Get an independent inspector. Have him/her note anything wrong. Then talk to builder with the list of things needing fixing. If he refuses, your next step is to talk to a lawyer. City won't do squat.
lisacox32 thanked cpartist
User
7 years ago
Start with what's there. What is "under the house"... is it a crawlspace, basement or is the house on piers? Take a photo from farther away that shows what was built.
lisacox32
Original Author
7 years ago
Crawlspace with insulation. I'll get the pics for the lawyer. I believe we have to go through arbitration.
User
7 years ago
Is it new construction or a renovation? Was there a building permit? Who designed the work?

As Mark points out, you're a long way from needing a lawyer. You need some professional construction advice but first you need to be more specific abut the nature of the problem.
lisacox32 thanked User
lisacox32
Original Author
7 years ago
Thank you, Mark. The builder was the "architect." He says he'll be here next Wednesday. He's been saying that for a while. I'll give him this redo on his promises before contacting a city building official. There's no way he would not have known that the space was left open. His response to the space left open around the master bedroom was to just raise his voice while telling me it wasn't his problem. (We've since inserted steel wool and foam spray, which the rats ate and then pushed the steel wool out. About to remove that, shove rolled up wire into the space, and spray foam into that.)

It was a complete redo of a 2180 sq. ft home into just under 3000 sq ft. The only part not redone is the garage floor which we hope to do at some point because of the large cracks. Paving and solar first.

I've been wondering about the venting. If it doesn't get resolved, I figure an independent inspector can go over the documents and tell us if it needs to be screened or boarded up.

Again, thank you so much for your input. The list of who to contact and in what order was exactly what I was looking for.
lisacox32
Original Author
7 years ago
To RES 3D Sketches. Yes, building permitted. Signed off by the building department as completed in Los Atlos, Ca. I'd rather not say the builder name until I give him some more time to fix the problem, the problem being that we have six inch high by support joist to support joist openings under the house along the top of the foundation where it was not sealed with either wood or screens. (And, yes, my husband has asked me to go back out and get all the measurements. Didn't think I needed to bother you with the exact details, but thank you.

You've all been wonderfully helpful.