Builder makes excuses for squeaky floors
Q: Floors that squeak and groan. That's what we've got in our newly built home. We've asked the builder to do something about this, but he says: "It's normal." Can you believe that? Our previous homes never had squeaky floors, so this is definitely not normal. How can we fix these squeaky floors, and how can we fix the attitude of a builder who refuses to take care of business?
A: Some builders have an unfortunate habit of saying, "Oh, that's just normal," whenever construction defects are pointed out. Doors that rub are normal, sinks that drain slowly are normal, heaters that don't provide adequate warmth are normal, and so on. To these developers, eager to move on to the next project, the "normal" statement seems to be a default setting in their customer service programming.
To set the record straight, squeaky floors in a new home are not normal, and responsible builders acknowledge this without resorting to excuses.
Squeaky floors are trying to tell you something. They're saying that the nails that hold the subfloor to the framing are not secure. These nails slide up and down in response to the weight of foot traffic. The solution is to roll back the carpets and install screws, rather than nails, along the entire faming grid. In rooms with floor coverings other than carpets, floors may need total replacement in order to make this kind of repair. This, of course, would be very costly for the builder. But that's the price of doing business when construction mistakes are made.
If your builder is not willing to secure the subfloors, file a complaint with the state agency that licenses contractors. If you haven't already done so, hire a professional home inspector to review all aspects of the construction. A qualified, experienced inspector will find more defects than just squeaky floors.
Q: The home we're buying has a rental apartment in the basement. When we asked the sellers and the agent if the unit was legal to rent, they could not give a definite answer. How can we make sure the apartment is OK before we buy the property?
A: There are two primary considerations in determining whether a basement dwelling is legal:
1.) Was the apartment constructed in accord with a building permit?
2.) Do the basement bedrooms have windows that comply with requirements for light, ventilation and fire escape?
The answers to both questions can be provided by consulting your local building department.
According to the International Residential Code (IRC), standard bedroom window requirements are as follows: For natural light, the window area should be no less than 8% of the floor area in the room; for outside ventilation, the openable window area should be no less than 4% of the floor area; and for emergency escape, the openable window area should be at least 5.7 square feet, the width of the opening should be no less than 20 inches, the height no less than 24 inches, and the sill no more than 44 inches above the floor.
• Email Barry Stone at barry@housedetective.com.
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