NAHB

Site Work

1–1–1 Observation: The ground has settled around the foundation, over utility trenches, or in other areas.

Performance Guideline: Settled ground around foundation walls, over utility trenches, or in other filled areas will not interfere with water drainage away from the home.

Corrective Measure: If the contractor provided final grading, one time only during the warranty period, the contractor will fill areas that settle more than 6 inches and that affect proper drainage. It is the consumer’s responsibility to replace shrubs, grass, other landscaping, pavement, sidewalks, or other improvements affected by placement of such fill.

1–1–2 Observation: The property does not properly drain.

Performance Guideline: To ensure proper drainage within 10 feet around the home, the contractor will establish necessary grades and swales within the property if the work is included in the contract. Standing water will not remain for extended periods within 10 feet of the home after a rain (generally no more than 24 hours), except in swales that drain other areas or in areas where sump pumps receive discharge. In these areas a longer period can be anticipated (generally no more than 48 hours). Water may stand longer during periods of heavy rains, especially when heavy rains occur on successive days. No grading determination will be made while frost or snow is on the ground or while the ground is saturated.

Corrective Measure: If grading is part of the contract, the contractor is responsible for initially establishing the proper grades and swales.

Discussion: Grass and other landscaping are integral components of the storm water management practice needed to minimize erosion from the property. It is the consumer’s responsibility to maintain grass and other landscaping to help ensure the property drainage system functions properly. The consumer is responsible for maintaining such grades and swales once the contractor has properly established them.

 

1–1–3 Observation: The property has soil erosion.

Performance Guideline: The contractor is not responsible for soil erosion.

Corrective Measure: No corrective action is required by the contractor. The contractor is not responsible for erosion due to acts of God, weather conditions, property alteration by the consumer, construction on adjacent properties, utility company’s work, improper consumer maintenance, or other conditions beyond the contractor’s control.

1–1–4 Observation: Water from a nearby or adjacent property flows onto the consumer’s property.

Performance Guideline: The contractor is responsible for providing a reasonable means of draining water from rain, melting snow, or ice on the property and in the immediate area of the home, but the contractor is not responsible for water flowing from a nearby or adjacent property.

Corrective Measure: No corrective action is required by the contractor.
1–1–5 Observation: Existing trees, shrubs, or other vegetation have been damaged in the course of construction.

Performance Guideline: The contractor will make a reasonable and cost-effective effort to preserve existing landscaping as predetermined by the contractor and consumer, but the survival of existing landscaping cannot be guaranteed.

Corrective Measure: No corrective action is required by the contractor.

Foundation

General

2–1–1 Observation: The foundation is out of square.

Performance Guideline: As measured at the top of the foundation wall, the diagonal of a triangle with sides of 12 feet and 16 feet will be no more than 1 inch more or less than 20 feet.
Remodeling Specific Guideline: A contractor and consumer may agree to build an addition out of square in order to keep a new exterior wall on line with an existing wall of an out-ofsquare home.

Corrective Measure: The contractor will make necessary modifications to the foundation not complying with the performance guideline for squareness to provide a satisfactory appearance. The contractor may square the first-floor deck or walls by cantilevering over the foundation or locating the deck or walls inset from the outside face of the foundation.

Discussion: Squareness is primarily an aesthetic consideration. The corrective measure emphasizes the primarily aesthetic nature of squareness and makes the criterion for correction a satisfactory appearance. This allows the contractor to make either a structural change or some cosmetic modification as is most appropriate. There are many instances in which the squareness of a foundation is inconsequential because subsequent construction provides an opportunity to make corrections.

2–1–2 Observation: The foundation is not level.

Performance Guideline: This guideline applies only when the levelness of the foundation adversely impacts subsequent construction. As measured at the top of the foundation wall, no point will be more than ½ inch higher or lower than any point within 20 feet.

Remodeling Specific Guideline: The contractor and the consumer may agree to build an addition out of level in order to keep the floor of an addition on the same plane, and the roof ridge on the same line, as those of an existing, out-of-level structure.

Corrective Measure: The contractor will make necessary modifications to any part of the foundation or to subsequent construction to meet the performance guideline for levelness. This can be affected by leveling the sills with shims, mortar, appropriate fillers, or other methods.

Discussion: There are many instances in which the levelness of a foundation is not of consequence because subsequent construction provides an opportunity to make corrections.

2–1–3 Observation: There is a crack in a concrete footing.
Performance Guideline: Cracks greater than 1/4 inch in width are considered excessive.

Corrective Measure: The contractor will repair any cracks in excess of the performance guideline, using a material designed to fill cracks in concrete.

Concrete Slabs

2–2–1 Observation: A concrete slab within the structure has separated or moved at control (expansion and contraction) joints.

Performance Guideline: Concrete slabs within the structure are designed to move at control joints.

Corrective Measure: Because this is a normal occurrence, no corrective action is required by the contractor.

Discussion: Control joints are placed in concrete for the very purpose of encouraging cracking to take place at the joints instead of in random locations.

2–2–2 Observation: Efflorescence is present on the surface of the basement floor.

Performance Guideline: If the efflorescence is caused by basement water leakage (actual flow and accumulation), the contractor will eliminate the leaks into the structure.

Corrective Measure: The contractor will repair to meet the performance guideline.

Discussion: Efflorescence is evidenced by the presence of a white film on the surface of the concrete. It is a particularly common occurrence where masonry or concrete are in contact with high moisture levels as may be found in basements.

2–2–3 Observation: The concrete floor or slab is uneven.

Performance Guideline: Except where the floor or portion of the floor has been designed for specific drainage purposes, concrete floors in living areas will not have pits, depressions, or areas of unevenness exceeding 3/8 inch in 32 inches. (See “Taking Measurements” in the Introduction for information on 32-inch levels.)

Corrective Measure: The contractor will correct or repair the floor to meet the performance guideline.

Discussion: A repair can be accomplished by leveling the surface with a material designed to repair uneven concrete.

Remodeling Specific Guideline: Existing concrete floors or slabs may be uneven. In these situations, no corrective action is required by the contractor.

2–2–4 Observation: The concrete floor slab is cracked.

Performance Guideline: Minor cracks in concrete floor slabs are normal. Cracks exceeding 3/16 inch in width or 3/16 inch in vertical displacement will be repaired if the slab is in conditioned space or the crack interferes with the installation of finish flooring.

Corrective Measure: The contractor will repair cracks that do not meet the performance guideline using a material designed to fill cracks in concrete.

2–2–5 Observation: Interior concrete is pitting or spalling. Pitting is evidenced by concrete that has chipped. Spalling is evidenced by concrete that has flaked or peeled from the outer surface.

Performance Guideline: Interior concrete surfaces will not pit or spall unless the deterioration is caused by factors outside of the contractor’s control.

Corrective Measure: The contractor will repair concrete surfaces using materials designed for this purpose.

2–2–6 Observation: The interior concrete slab has a loose, sandy surface, sometimes referred to as “dusting.”

Performance Guideline: The surface will not be so sandy that it causes a problem when the finish flooring is applied.

Corrective Measure: The surface will be repaired to be suitable for the finish flooring that the contractor had reason to anticipate would be applied.

Concrete Block Basement and Crawl Space Walls

2–3–1 Observation: A concrete block basement or crawl space wall is cracked.

Performance Guideline: Cracks in concrete block basement or crawl space walls will not exceed ¼ inch in width.

Corrective Measure: The contractor will repair cracks to meet the performance guideline using a material designed to fill cracks in concrete.
Discussion: Shrinkage cracks are common in concrete block masonry and should be expected in crawl space and basement walls. Cracks may be vertical, diagonal, horizontal, or in stepped-in masonry joints.

2–3–2 Observation: A concrete block basement wall is out of plumb.

Performance Guideline: Block concrete walls will not be out of plumb greater than 1 inch in 8 feet when measured from the base to the top of the wall.

Remodeling Specific Guideline: If tying into an existing foundation that is out of plumb, the contractor and consumer will review the existing conditions and scope of work. The contractor will make a reasonable and cost-effective effort to meet the performance guideline while complying with the existing building code.

Corrective Measure: The contractor will repair any deficiencies in excess of the performance guideline. If the wall is to remain unfinished according to the contract, and the wall meets building codes requirements as evidenced by passed inspections, then no corrective action is required by the contractor.

2–3–3 Observation: A concrete block basement wall is bowed.

Performance Guideline: Concrete block walls will not bow in excess of 1 inch in 8 feet.

Corrective Measure: The contractor will repair any deficiencies in excess of the performance guideline. If the wall is to remain unfinished according to the contract, and the wall meets building codes requirements as evidenced by passed inspections, then no corrective action is required.

2–3–4 Observation: Efflorescence is present on the surface of the basement or crawl space block.

Performance Guideline: If the efflorescence is caused by water leakage (actual flow and accumulation), the contractor will eliminate the leak into the structure.

Corrective Measure: The contractor will repair to meet the performance guideline.

Discussion: Efflorescence is a typical condition caused by moisture reacting with the soluble salts in concrete and forming harmless carbonate compounds. It is evidenced by the presence of a white film on the surface of the concrete. It is a particularly common occurrence where masonry or concrete are in contact with high moisture levels as may be found in basements or crawl spaces.

 

Poured Concrete Basement and Crawl Space Walls

2–4–1 Observation: A poured concrete basement wall is out of plumb.

Performance Guideline: Finished concrete walls will not be out of plumb greater than 1 inch in 8 feet when measured vertically.

Remodeling Specific Guideline: If tying into an existing foundation that is out of plumb, the contractor and consumer will review the existing conditions and scope of work. The contractor will make a reasonable and cost-effective effort to meet the performance guideline while complying with the existing building code.

Corrective Measure: The contractor will repair any deficiencies in excess of the performance guideline. If the wall is to remain unfinished according to contract and the wall meets building codes requirements as evidenced by passed inspections, then no corrective action is required by the contractor.

2–4–2 Observation: An exposed concrete wall has pits, surface voids, or similar imperfections in it.

Performance Guideline: Surface imperfections larger than 1 inch in diameter or 1 inch in depth are considered excessive.

Corrective Measure: The contractor will repair imperfections that do not meet the performance guideline, using a material designed to fill holes in concrete.

Discussion: Pits, surface voids, and similar imperfections are called “air surface voids” and are caused by air trapped between the concrete and concrete form interface. Air surface voids are not structurally significant. The technical term for larger voids is honeycomb. These must be dealt with in accordance with this guideline. The repaired area is unlikely to match the color or texture of the surrounding concrete.

2–4–3 Observation: A poured concrete basement wall is bowed.

Performance Guideline: Concrete walls will not bow in excess of 1 inch in 8 feet when measured from the base to the top of the wall.
Corrective Measure: The contractor will repair any deficiencies in excess of the performance guideline. If the wall is to remain unfinished according to contract and the wall meets building codes as evidenced by passed inspections, then no corrective action is required by the contractor.

2–4–4 Observation: A poured concrete basement or crawl space wall is cracked.
Performance Guideline: Cracks in poured walls will not exceed ¼ inch in width.

Corrective Measure: The contractor will cosmetically repair any cracks to meet the performance guideline, using a material designed to fill cracks in concrete.

Discussion: Shrinkage cracks and other cracks are common and are inherent in the drying process of poured concrete walls. They should be expected in these walls due to the nature of concrete. The only cracks considered under warranty claims are cracks that permit water penetration or horizontal cracks that cause a bow in the wall.

2–4–5 Observation: A cold joint is visible on exposed poured concrete foundation walls.

Performance Guideline: A cold joint is a visible joint that indicates where the pour terminated and continued. Cold joints are normal and should be expected to be visible. Cold joints should not be an actual separation or a crack that exceeds 1/4 inch in width.

Corrective Measure: The contractor will cosmetically repair any cold joint to meet the performance guideline, using a material designed to fill cracks in concrete.

2–4–6 Observation: Efflorescence is present on the surface of the poured concrete basement wall.

Performance Guideline: If the efflorescence is caused by basement water leakage, (actual flow or accumulation), the contractor will eliminate the leak into the structure.

Corrective Measure: The contractor will repair to meet the performance guideline.

Discussion: Efflorescence is a typical condition caused by moisture reacting with the soluble salts in concrete and forming harmless carbonate compounds. It is evidenced by the presence of a white film on the surface of the concrete. It is a particularly common occurrence where masonry or concrete are in contact with high moisture levels as may be found in basements or crawl spaces.

Houzz
Andrew Burton in McMinnville, OR on Houzz
Andrew Burton in McMinnville, OR on Houzz
Andrew Burton in McMinnville, OR on Houzz
Andrew Burton in McMinnville, OR on Houzz
Andrew Burton in McMinnville, OR on Houzz
Andrew Burton in McMinnville, OR on Houzz