Thursday, April 14, 2011

Pre Drywall meeting

We had pre-drywall meeting today. The meeting went fine - we went through all selections (electrical/guardian) and location of the rest (windows/plubming/gas outlet) etc. There was nothing much i could find wrong with. The basement window is now in place (we now have 2 full size window in the media room).

Now comes the interesting part - in the afternoon the building inspector (whom i hired for pre-drywall inspection) went through the house. He took 2.5 hours and checked to minute details. He came up with 5 issues and 3 suggestions - one of them was a major structural issue.

Issue 1 - CRITICAL - Load points in family room dont seem to line up with blocking in the basement. There were no load bearing points in the basement that could match the load bearing points from the master bedroom on the family room. My picture does not show what i am talking about - but here is the illustration of the problem:

Once i understood the issue, i was very upset - and called the PM to come to the home site. The building inspector explained the problem to PM - PM acknowledged the issue and he blamed the blueprint for the mishap (blueprint comes from some central location). This issue was not noticed by the county inspectors who have approved the framing structure! Yikes!!!

Good that my money spent on pre-dry wall inspection was worth.

The rest of the issues were minor - draft stopping at various locations (can see light through the studs), additional metal hangers needs for blocking in the basement that were "Toenailed" - PM said he shall take care.

I shall upload the framing pics in the weekend.

Current Status:
Couple of inspections will happen tomorrow,
Wrapping, insulation next week
Drywall late next week or in 10 days
We can lock the rates now - PM said that the settlement would happen in the second week of June. Hoping the rates could come down little bit in the next one week (following this link daily for the past couple of months - his advice on when to lock the rates seem to be pretty accurate:

I still love Ryan Homes, Sales rep was awesome and the PM is doing his best. But it was unfortunate that it happened to our house - but happy that i went with a private inspection and fortunate that all ended well(so far) .


  1. OMGosh! Scary! I'm glad that was caught! I can't believe no one else caught it!

    Glad it all worked out! Shew! Can't wait to see the updated pics! Good looking out hon!

  2. WOW...scary is me worried now since we are going with the option to close in our family room which drastically changes where walls are upstairs. If you don't mind me asking, how much was the private inspector?

  3. The pre-drywall inspection cost is pretty much standard in this area (ASHI certified)..its about $400. I will also be using him for the final inspection - which is 0.1% of the cost of home. I got 15% off from the final inspection cost.

  4. I think it's really scary that he said the problem is on the blueprints. Doesn't that mean that all the houses with this floorplan are being built that way?

  5. Wow, so hiring an inspector is well worth it! I will definitely bring up hiring an inspector to my hubby. Thanks for letting us know what happened and yes it is an concern if the inspectors Ryan hired somehow missed all that and passed inspection.

  6. A part of me wishes that we were able to find someone who was avaliable to do this. Most inspectors in our area don't do pre-drywall and the one we found that did wasn't avaliable that day. But we've scheduled him for our final walkthrough so I'm hoping everything will be fine. Glad yours caught it.

    BTW, that rate blog is very accurate. I just wished he tracked conventional and government rates.

  7. So glad your inspector caught that and that your PM agreed. Well worth the money.

  8. Glad you found this issue. How did you go about finding your inspector?

  9. Any update on what they did with this?

  10. Thank you so much for you post! We are building the Taylor as well and I will be bring this issue up with Ryan! I am so glad I found this site!
    Not only are we building the same model, we chose the same elevation as well :)

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