Susan,

As a professional property inspector, construction defects consultant and California General Contractor, I can tell you that photos don't lie. The key to any builder's success is the quality of the supervision. If Pulte or any other builder loses control of their sub contractors, the results can be devastating. There must be a clear chain of command on any building project, large or small. Accountability is the key word here.

When I got into construction in the late 60's, residences were built entirely different than they are today. It was not uncommon for a few journeymen, a foreman and an apprentice to team up on the construction of a building. These were usually skilled tradesmen (often union members) that were typically payed hourly with benefits.  Sure, there were subs, but the "crew" was always present and handled a wide range of tasks from the foundation to the installation of finish. Obviously, we are now 40 years into the future and my, how things have changed. The "crew" has been replaced by the guy in the trailer. The subs are comprised of "specialists". The specialists are now "pieceworkers". These pieceworkers are usually paid cash or they get a 1099 form at the end of the year like any sub contractor would. The pieceworkers are usually proficient in just one skill. So much per sheet, box, square, foot, pallet, etc. Let me give you one glowing example.

In the Southwest, concrete tile roofs have taken over as the roof-of-choice. Like construction itself, the tile roof systems have evolved with important changes and refinements. The Tile Roof Institute and the manufacturers have done a great job of offering information, training and technical assistance. The sub contractors have done an equally great job of ignoring much of what is offered and are repeatedly making the same errors and omissions in their work. While it is pretty easy to install concrete tile on a single-story gable roof with no dormers or valleys, it can be a real difficult task for a skill-challenged roofer to make money piece-working a large, multi-story, high end "Mc Mansion". Most often, if the roof looks good from the street and doesn't leak, (right now) it's considered acceptable. Professional visual inspection of the tile roof system usually shows otherwise. Unskilled workers have trouble when it's time to cut-and-fit. They have trouble when multiple valley and sidewall flashing conditions merge in the typical high-end architecture. The painful truth is that probably the only guy that ever got up on a ladder and closely observed the components and applications of the concrete tile roof system was the inspector you hired.

Production building is a game of percentages. Success in the builder's eyes is fewer "call backs". They have resigned themselves to expect "many", but holding the number down with little time spent "babysitting" the buyer is success in their book. The home buyer's best first-step in determining the true condition of their new building is to have it professionally inspected. A competent inspector can carefully document any and all visible defects and "reportable conditions". Photography is indispensable in this documentation. Once the facts are gathered in the form of a report, the new-home owner can then notify the builder, in writing, of each issue raised. It is important that the homeowner obtain an official, written response to the issues. This response should be on the builder's company letterhead with their state contractor's license number. Setting up a paper trail is vital during the discovery process.

Having performed many such inspections, I can tell you that professionals in my position are usually the "odd man out" when matched with builders and jurisdictional inspectors. Unfortunately, many builders and local building departments have formed strange alliances that often shun homeowners and their own inspectors. The builders still hide behind the "OK" of the local building department. The local building department will be quick to remind the homeowner that they are not legally culpable to identify improper construction. The state contractor's laws all state that the builder is responsible for building correctly. Period. When you get right down to it, the builder is highly motivated to complete the project as fast as possible. Likewise for the local jurisdiction. The building department is located in the same area that receives the taxes for the improved property. The faster the building is occupied, the faster the taxes roll in.

Here are some facts that may apply to you:

1. Many production tract homes were sold before ground is even broken.
2. Many couples both work and don't pay much attention until something goes wrong or a neighbor shares stories.
3. Decreasing home values anger homeowners. It is much easier to ignore technical issues in a hot resale market. I can tell of many first hand accounts of glaring defects that went ignored because of the situation. "If I don't buy it with it's faults, somebody else will." Or the seller reminding a potential buyer; "If you don't want it, there are five others that do".
4. There may be mistakes and defects, but no "problems". This is explained by the old saying, "no harm, no foul". I have pictures of multiple manufactured roof trusses cut in half in an attic. The roof didn't fall in. The drywall didn't crack. The building didn't shift. But the "fix" to repair the damaged trusses once they were discovered was very expensive. On a similar line of reasoning, many roofing contractors look at leakage as success or failure. Sad.

It is what it is. As most of you have found out, you are not alone with your new building headaches. Fortunately, more and more help is on the way. Keep checking http://www.poorlybuiltbypulte.info/homeownersites.asp and this website for the latest info. And, get your home professionally inspected.

Dale McNutt
www.integrity-inspect.com

Susan,
The big question is, "where do we go from here"? I don't know everything, but what I do know is that the builders are responsible. Opportunism and righteous indignation seem to direct where the adverse publicity will end up. Eventually, the builders must give an account for their actions. That is where a competent, professional, property inspector must step in. Once the condition of the property is documented, let the letter writing begin. Letters will create a paper trail that is so vital in the discovery process. Get the organizers to acknowledge the letters and their significance.

My story of poorly built by Pulte is in http://peretired.blogspot.com/.

Like Dale, I began my career in the late 60s--1968, to be exact. I spent 35+ years in civil engineering. If there's one thing that my story (http://peretired.blogspot.com/) shows it's that Pulte doesn't know the meaning of quality control. They decide to substitute two 16d nails for hurricane clips in roof truss-to-roof truss connections, and then don't even check to insure that there are two nails in each connection--which there weren't in many, many houses.

Dale, take a look at the "roof leak" discussion. That's my roof. There are many, many others like it with the roofing paper cut and nails driven in the valley. And, how about that retaining wall?

I would have never believed it if it hadn't happened to me. If I had just three words to describe Pulte Homes, those words would be: DISHONEST, RECKLESS, ARROGANT.

incredible!

read the story; WATCH THE VIDEO!

more shoddy construction by dishonest, reckless. and arrogant Pulte Homes.

Contrary to their claim as “mater builder”, some of Pulte’s construction looks like it came from someone who doesn’t know what they’re doing and are doing it for the first time. Stucco not mixed and applied properly. Roof truss connections with no nails, one nail, nails that miss their target, protruding nails, split wood, etc. Roofing paper cut and nails driven in a valley that result in leaks. Lagoons without embankments.

Lagoons (or stormwater detention (or treatment) ponds, as they are called in the rest of the world) are supposed to be SELF-CONTAINED. That is, stormwater runoff coming into them is supposed to be CONTROLLED (primarily through pipes), and water going out of them is supposed to be CONTROLLED through pipes or spillways in embankments. Only stormwater runoff from new construction enters and leaves CONTROLLED ponds.

Ponds are supposed to have embankments so that they will be SELF-CONTAINED. Section 5.2.4 of the Beaufort County Best Management Practices (for  stormwater runoff) Manual states that an embankment for a wet-detention pond should have a 12" freeboard above water surface elevation determined by a 1 in 100 years storm event. Section 5.2.4 of the Beaufort County BMP Manual also states that the top width for a wet-detention pond embankment should be 15 feet, and the side slopes should be 3H:1V. This prevents "piping" or seepage damage.

But, some of the lagoons here, particularly those that abut woods (wetlands, or former timber areas, if you prefer), were built WITHOUT embankments between the lagoons and the woods. (see the sketch posted at http://mygifimages.blogspot.com/). Hence, these lagoons are UNCONTROLLED. Water is flowing into them that shouldn’t be.

Basically, these lagoons without embankments are holes in the ground. The controlling elevation for the water surface elevation in the lagoons is NOT an outflow pipe or a rip rap spillway in an embankment, but rather the undisturbed ground in the woods at the edge of the excavation. (In some cases it appears that rip rap was placed on undisturbed ground on the rim of the hole, but THERE IS NO EMBANKMENT.)

As a result of having no embankment, water spills out of the hole into the adjacent woods. And conversely, water from the woods flows into the hole over land and through unplugged logging drainage ditches.  Not only are lagoons unable to hold the water that they’re supposed to (because they aren’t SELF-CONTAINED AND CONTROLLED, and water flows into and out of the holes in an uncontrolled fashion), but also water is coming into the lagoons that isn’t supposed to be.

And many lagoons are loaded with silt—imagine that! Having uncontrolled runoff coming into them from the woods doesn’t help that.  Put lagoons in the same category as stucco, roof truss connections, leaking roofs, cracked foundations, and who knows what else: FUBAR (an old Navy term). http://peretired.blogspot.com/

Where was Pulte, Beaufort County, and DHEC when these lagoons were being built? Where are they and the Property and Grounds Committee now?

Master builder? I don’t think so.