Why should I pay for consulting on a house being built for me?

Aren't the building code and the inspections carried out by municipal inspectors all I need?

The public generally believes that a house built simply "to code" ensures a high quality home.

READ ON !!!!

In some of our most expensive sub-divisions, this perception has led to surprises and, in a few cases, ongoing litigation and frustration....... even after having the house designed and built by professionals. The following examples from some of these more expensive homes are instructive:

(1) Seven leaks in foundation during the first winter; high energy bills- hot water zoning set up incorrectly- boiler operating very inefficiently- missing insulation; hardwood flooring problems, roof leaks, 6 year litigation process

(2) Siding and trim popping away from the sheathing; multiple cracks in the basement floor; tile cracking on the main floor- an extra support wall had to be built in the basement 8 months after construction

(3) Exterior wall bowed outward more than an inch

(4) Roof system including trusses had to be replaced in the first year at a cost of well over $100,000

(5) Severe rot in one wall and rim joist system just 7 months after construction; house could not be adequately heated on colder days of winter; mis-stated insulation levels; noisy ducting system

(6) Excessive cold air infiltration around gas fireplace; family room floor temperature on cold days with strong north wind was only 13 degrees C.

(7) Five building code violations in $1.3 million home; siding problems within 3 years of construction

(8) At the 1 year warranty period, a $1.5+ million home needed $40,000+ in repairs/replacements)

Let's examine the building code:
The following lines from the "Guide to the Use of the 1995 National Building Code (NBC)" state the mandate of the code:

"The NBC is essentially a set of minimum provisions for the safety of buildings with reference to public health, fire protection and structural sufficiency. It is not intended to be a textbook on building design, advice on which should be sought from professionals." (our emphasis)

The 2005 NBC followed more strongly with:

"The NBC is not a textbook on building design or construction. The design of a technically sound building depends on many factors beyond simple compliance with building regulations. Such factors include the availability of knowledgeable practitioners who have received appropriate education, training and experience and have some degree of familiarity with the principals of good building practice and experience using textbooks, reference manuals and technical guides."(our emphasis)

Keeping these statements in mind, it is easy to see why some higher end houses have disappointed their owners. In the basics of the foundation, framing and some other items, these houses were built just "to code"- the same level of the same code that entry level housing is built to!!!! They were much larger houses with better finishes but in the behind-the-walls basics, they just met the code. Remember, there isn't a separate building code with higher standards for more expensive houses.

For years, we have recommended that certain items in a house be built beyond code requirements. As seen from the above statements, the code developers now agree with us!!! Most contractors and developers build the basic foundation, structure, etc. only to code for pricing reasons. And........even if the house is designed beyond code, a municipal inspector will only inspect to code- that is all they are required to do!

"Get a home inspector involved immediately......I can't stress this enough"- Real estate lawyer Chris Arnold of Mann and Partners in Ottawa, whose article appears(with permission) on the Canadians for Properly Built Homes (CPBH) website. CPBH is a not-for-profit corporation with a website that must be visited: www.canadiansforproperlybuilthomes.com
Call today for a consultation and find out where your new home should be improved at the planning stage, not after you're living in it!