Sharper Homes, Inc. First Year Maintenance and Warranty Manual

Table of Contents

Dear Homeowner,

The following warranty pages explain in detail the ONE YEAR coverage that Sharper Homes, Inc. offers. QBW also offers two year coverage and ten year coverage.

Two Year Coverage

For two years after your closing date Sharper Homes, Inc. will warrant certain portions of the cooling, heating, ventilating, electrical, and plumbing systems to be free from defects. Joints, valves, and fittings, circuit boxes, furnaces, faucets, spigots, etc. are not covered in year two.

Ten Year Coverage

For ten years after your closing date Sharper Homes, Inc. will cover defects in load bearing structures. Examples of Major Structural Damage to Load Bearing Structures would be:

Roof framing members
Floor framing members
Bearing walls
Columns
Lintels, girders
Load bearing beams
Foundation systems and footings

For a more detailed explanation please look carefully in your QBW book.

Thanks for taking the time to read your warranty information guide. We hope that it will make clear what you should expect of Sharper Homes, Inc. by distinguishing what our warranty offers for the coverage of your new home and what is classified as homeowner maintenance. When you need warranty service please use this guide to determine whether or not your needed repairs are covered. Please list the warrantable items on your work order and mail it in. We will then process these work orders by getting in touch with appropriate sub-contractors. We know how easy it can be to pick up the phone when something goes wrong, but we appreciate your cooperation with our work order policy. You can be more assured that your work is being done efficiently when it is documented.

We appreciate your understanding and cooperation!

Sharper Homes, Inc. Service Department

LOT GRADING AND DRAINAGE

Section 1:

CONDITION

Settling of ground around foundation and utility trenches.

PERFORMANCE STANDARD

Backfilled ground WILL settle. This settlement should not disrupt water drainage from the house. Only settled areas within 10 feet of foundation where water stands for a period of 24 hours or longer will be corrected.

HOMEOWNER’S RESPONSIBILITY:

The homeowner will be responsible for the removal and replacement of sod, shrubs, rocks, landscaping, etc. in the affected areas for the builder’s one time repair. After this one time repair, it will be the homeowner’s responsibility to fill in depressions and maintain the grade.

BUILDER’S RESPONSIBILITY:

The builder will establish proper grade and the homeowner must maintain the proper grade. The builder will supply dirt (drop off on lot/driveway) for excessively settled areas only once to maintain proper drainage. (Excessively settled is an area within 10 feet of the foundation where water stands for 24 hours or more)

Section 2:

CONDITION

Lot not draining properly.

PERFORMANCE STANDARD

After a normal rainfall, water should not stand in swales if within 10 feet of the foundation for more than 24 hours. Other parts of the yard beyond 10 feet of the foundation may retain water for longer periods and is not considered a defect.

NOTE: No decisions will be made regarding drainage problems while frost, snow or saturation exist on the ground.

HOMEOWNER’S RESPONSIBILITY:

The homeowner is responsible for maintaining proper grades and swales which have been established by the builder. Areas that were not sodded by the builder will so need to be maintained by the homeowner. Please be aware that unsodded areas should be seeded or sodded as soon as possible to prevent any erosion that may disrupt the proper drainage. The builder will not be responsible for any minor drainage problems. If regrading is required, please contact Gopher State at 651-454-0002 to locate your utility lines.

BUILDER’S RESPONSIBILITY:

The builder is responsible for establishing the proper grade and swales. After that the homeowner is responsible for maintaining them.

MASONRY AND CONCRETE

Section 3:

CONDITION

Cracking of basement walls (blocks and mortar joint).

PERFORMANCE STANDARD

Settlement cracks are common. Any cracks greater than 1/8” in width will be repaired.

HOMEOWNER’S RESPONSIBILITY:

None

BUILDER’S RESPONSIBILITY:

The builder will repair the cracks by surface patching or tuck pointing. The color of mortar will be matched as closely as possible, but color variations should be expected and the builder will not be responsible for color variations.

Section 4:

CONDITION

Cracking of basement floor.

PERFORMANCE STANDARD

Shrinkage cracks are a direct result from the shrinkage of material during the curing process of poured concrete. Basement floors are single slabs resulting from one continuous pour of concrete. Shrinkage cracks may develop during the curing process. These cracks do not affect the strength of the concrete. Any cracks greater than 3/16” in width or 1/4” vertical displacement will be repaired.

HOMEOWNER’S RESPONSIBILITY:

None

BUILDER’S RESPONSIBILITY:

The builder will repair the cracks by patching or using other filler remedies. The color or filler will be matched as closely as possible, but color variations should be expected and the builder will not be responsible for color variations.

Section 5:

CONDITION

Cracking of garage slab.

PERFORMANCE STANDARD

Due to weather variations and settling, more movement should be expected in garage slabs. Shrinkage or settlement cracks are common and they do not affect the strength on the concrete. Any Cracks exceeding 1/4” in width or 1/4” in vertical displacement will be repaired.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will repair the cracks by patching or using other filler remedies. The color of filler will be matched as closely as possible, but color variations should be expected and the builder will not be responsible for color variations.

Section 6:

CONDITION

Heaving exterior concrete slabs - vertical or horizontal movement of concrete slabs at joints.

PERFORMANCE STANDARD

Concrete slabs are designed to move at expansion joints. (SEE SETTLING OF PATIOS, SIDEWALKS, AND DRIVEWAYS FOR FURTHER INFORMATION)

Section 7:

CONDITION

Depressions or unevenness in habitable concrete floors.

PERFORMANCE STANDARD

If the depression or unevenness exceeds 1/4” in a 32” measurement, it will be corrected.

HOMEOWNER’S RESPONSIBILITY:

None

BUILDER’S RESPONSIBILITY:

The builder will correct the problem to meet the performance standard by filling with a latex or equivalent filler or by grinding. The finished repair will be feathered in. Color variations of concrete are to be expected and the builder will not be responsible for color variations.

Section 8:

CONDITION

Pitting, scaling or spalling of concrete (aggregate loose).

PERFORMANCE STANDARD

Concrete is affected by certain elements and chemicals. Repeated thawing and freezing, the usage of salt and chemicals can damage concrete. The builder will correct only large areas where the aggregate has become loose and has not been caused by the concentration of water, freezing and thawing, or the use of chemicals and salt.

HOMEOWNER’S RESPONSIBILITY:

The homeowner will protect the surface of the concrete by keeping it free and clear of ice and snow and will not use salt based products on the concrete. TIP: Seal concrete with a concrete sealer.

BUILDER’S RESPONSIBILITY:

The builder will repair the affected surface with a concrete filler. The color of filler will be matched as closely as possible, but color variations should be expected and the builder will not be responsible for color variations.

Section 9:

CONDITION

Powdering or chalking of concrete.

PERFORMANCE STANDARD

Concrete surfaces should not chalk or powder. If the surface continues to degenerate and become rough or expose aggregate, corrective action will be necessary.

HOMEOWNER’S RESPONSIBILITY:

None

BUILDER’S RESPONSIBILITY:

The builder will repair the affected surface with a concrete filler or sealer The color of filler or sealer will be matched closely as possible, but color variations should be expected and the builder will not be responsible for color variations.

Section 10:

CONDITION

Discoloring of bricks.

PERFORMANCE STANDARD

Bricks may discolor due to the elements, rain run-off, weathering or its innate materials.

HOMEOWNERS RESPONSIBILITY:

When the brick surface has dried, this discoloration can be removed by using a wire brush on the discolored area.

BUILDER’S RESPONSIBILITY:

None. Brick discoloration is uncontrollable and is not a warranted item.

Section 11:

CONDITION

Settling of patios and sidewalks.

PERFORMANCE STANDARD

Concrete slabs that have settled 1 1/2” or more from their original position will be corrected one time only.

HOMEOWNER’S RESPONSIBILITY:

None

BUILDER’S RESPONSIBILITY:

Although not covered by QBW, the builder will repair or replace one time only the minimum affected section which can be removed from the sidewalk or patio at the open joints. Color variations of concrete can be expected and the builder will not be responsible for color variations.

Section 12:

CONDITION

Driveway settles or cracks.

PERFORMANCE STANDARD

See page 54 of this manual booklet.

Section 13:

CONDITION

Movement of stoops from foundations.

PERFORMANCE STANDARD

Minor separating is normal. Separation of more than 1” will be corrected.

HOMEOWNER’S RESPONSIBILITY:

None

BUILDER’S RESPONSIBILITY:

The builder will take whatever corrective action is required to meet the performance standards. Color variations of concrete can be expected and the builder will not be responsible for color variations.

Section 14:

CONDITION

Cracking of masonry or veneer walls.

PERFORMANCE STANDARD

Cracks greater than 3/8” in width will be repaired.

HOMEOWNER’S RESPONSIBILITY:

None

BUILDER’S RESPONSIBILITY:

The builder will repair the cracks by surface patching or tuck pointing. The color of mortar will be matched as closely as possible, but color variations should be expected and the builder will not be responsible for color variations.

FOUNDATION WATERPROOFING

Section 15:

CONDITION

DAMP basement walls.

PERFORMANCE STANDARD

Damp foundation walls are common and are a natural occurrence of condensation during the summer months. Damp walls should not be confused with a “WET BASEMENT” which can be defined as actual water running through or under the basement wall and onto the floor and puddling.

HOMEOWNER’S RESPONSIBILITY:

Normally, damp basement walls can be dried out by doing the following: - Ventilate or “air out” the basement by opening the windows and turning on a fan to circulate the air.
- Use a dehumidifier.
- If the plastic covering for the wall insulation is tightly secured, loosen the plastic at the top and bottom to allow air to circulate behind it.

BUILDER’S RESPONSIBILITY:

None. Dampness on the basement walls is normal and is not a warranted item.

Section 16:

CONDITION

Water leaking into basement (or wet basement).

PERFORMANCE STANDARD

Leaks resulting in actual flow or trickling of water through wall or floor, causing an accumulation will be corrected.

HOMEOWNER’S RESPONSIBILITY:

To insure that water drains away from the home, the following precautions should be taken by homeowner:
1) Maintain the grading so it slopes away from the foundation.
2) Keep window wells free of debris and vegetation. Install window well covers.
3) If landscaping rock, wood chips, etc. are used around the foundation of the home, it is essential to install this material correctly so water pockets do not develop and water does not become trapped and leak into the basement.
(See diagram for proper installation.)
4) Consider installing gutters and down spouts.

BUILDER’S RESPONSIBILITY:

Actual leakage of water into the basement will be corrected. The builder will not be responsible if the cause is due to improper landscaping, maintenance or negligence by the homeowner. TIP: Until the final grade is established (winter construction homes) you may experience leakage in / on basement floors & walls. Keep all personal items off the basement floor until final grade is established by the builder.
CONDENSATION IS NOT CONSIDERED A “LEAK” IN BASEMENT. You may experience condensation on the plastic vapor barrier in the basement. You may see dampness around the perimeter of the basement. Dampness is caused by condensation. To correct - loosen plastic, get air circulating by using a fan. If you have a dehumidifier this is also helpful in removing moisture.
Note: Your basement is drain tiled - which means that there is a system set up in the foundation to collect water and dump it into the sump basket. If you do not have a sump pump in the sump basket to pump out the water the drain tile system can fill up and cause flooding in your basement. MAKE SURE TO CHECK YOUR SUMP BASKET OFTEN to make sure your sump pump is operating as it should.

FRAMING

Section 17:

CONDITION

Bowed or bulged walls / out of plumb walls.

PERFORMANCE STANDARD

Walls bowing more than 1/4” within a 32” measurement or 3/8" within a 4' measurement . (floor to ceiling or wall-to-wall) will be repaired. (Out of square walls are not a defect)

HOMEOWNER’S RESPONSIBILITY:

None

BUILDER’S RESPONSIBILITY:

The builder will repair the wall by mud feathering the wall. More severe cases may require other remedies. The builder will try to match the texture and color as closely as possible, but color variations should be expected and the builder will not be responsible for these variations.

Section 18:

CONDITION

Squeaking of floor or loose sub floor.

PERFORMANCE STANDARD

Floor squeaks will generally appear and disappear due to the settling of the home and changes in the weather. A certain amount of floor shrinkage is normal and complete avoidance of floor squeaks is impossible and cannot be guaranteed.

HOMEOWNER’S RESPONSIBILITY:

By maintaining the humidity level between 30-50 percent, this will help reduce the number of floor squeaks.

BUILDER’S RESPONSIBILITY:

Floor squeak repairs will be corrected no more than one time during the first year warranty period. To allow the house to stabilize itself, the builder will repair the squeaks during the eleventh month of the first year warranty period. The builder will correct the squeak only if caused by a defective floor joist or improperly installed sub floor. The squeak will be repaired, at the builder’s sole option, in one of the following manners:
1) Face nailing
2) Screwing the floor from below
3) Pulling up the floor covering and screwing the floor from above
4) Shimming between the floor joist and the floor in the basement at the point of the squeak

INSULATION

Section 19:

CONDITION

Pipes freezing. (SEE WINDOWS AND DOORS)

Section 21:

CONDITION

Drafts at baseboard.

PERFORMANCE STANDARD

The builder will inspect the draft to determine adequate insulation was supplied. Please note that the juncture of the floor and the wall system is conductive to openings so a certain amount of air movement is permissible.

HOMEOWNER’S RESPONSIBILITY:

None

BUILDER’S RESPONSIBILITY:

The builder will check the affected areas and correct if necessary.

Section 22:

CONDITION

Drafts around windows and doors. (SEE WINDOWS AND DOORS)

Section 23:

CONDITION

Drafts from electrical outlets.

PERFORMANCE STANDARD

Electric boxes on exterior walls produce an air flow passage whereby outside air can be drawn through the outlet into the room. This problem is virtually unavoidable.

HOMEOWNER’S RESPONSIBILITY:

To minimize air drafts, the homeowner can purchase outlet insulators at any hardware store.

BUILDER’S RESPONSIBILITY:

None

Section 24:

CONDITION

Insulation covering (plastic) in basement collecting water on plastic vapor barrier.

PERFORMANCE STANDARD

Water (condensation) may accumulate on the vapor barrier.

HOMEOWNERS RESPONSIBILITY:

Pull away the plastic vapor barrier and circulate air in the basement to allow the block to further dry out. This should eliminate or greatly reduce the amount of condensation forming on the vapor barrier.

BUILDER’S RESPONSIBILITY:

Builder will inspect and correct if water is from some other source than that of condensation from the block. The builder is not responsible for damage caused by condensation as it is a homeowner’s maintenance responsibility to ventilate the area as needed.

ROOFING

Section 25:

CONDITION

Ice build up on roof.

PERFORMANCE STANDARD

During alternate freezing and thawing conditions, ice build up is likely to occur at the eaves of the roof. This condition occurs when snow and ice accumulates and gutters and down spouts freeze up. This type of leakage is not covered by the builder and is a homeowner’s responsibility.

HOMEOWNER'S RESPONSIBILITY:

The homeowner can prevent this problem by removing leaf build up in gutters and removing excess snow and ice.

BUILDERS RESPONSIBILITY:

None

Section 26:

CONDITION

Roof or flashing leaks.

PERFORMANCE STANDARD

All roof and flashing leaks not caused by snow or ice build-up or homeowner’s action or negligence will be repaired.

HOMEOWNER'S RESPONSIBILITY:

The homeowner should remove leaf build up in gutters and remove excess snow and ice.

BUILDER'S RESPONSIBILITY:

The builder will repair the leak if the cause is not due to the homeowner’s action or negligence. If shingle replacement is required, please note that because the process of coating shingles with colored granules is a batch-type process, different dye lots will occur. Therefore, color variations in the shingles can arise from this process. The builder is not responsible for color variations.

Section 27:

CONDITION

Leaking through louvers or vents due to snow or driven rain.

PERFORMANCE STANDARD

Vents or louvers must be provided for proper ventilation. Even if vents are installed according to building codes, driving snow or rain may enter. This is not a defect. Vents or louvers should not leak under normal conditions.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

Leaks that occur under normal conditions will be repaired by the builder. If shingle replacement is required, please note that because the process of coating shingles with colored granules is a batch-type process, different dye lots will occur. Therefore, color variations in the shingles can arise from this process. The builder is not responsible for color variations.

Section 28:

CONDITION

Wind damage to roof shingles.

PERFORMANCE STANDARD

Shingles should not blow off during the first year warranty period under normal weather conditions.

HOMEOWNER'S RESPONSIBILITY:

If shingles are damaged by abnormal weather conditions,( i.e. high winds / storms) the matter should be processed by the homeowner as an insurance claim.
TIP: A couple of loose or flapping shingles can be corrected by applying Black Jack (roofing tar) under the loose shingle and pressing down.

BUILDER'S RESPONSIBILITY:

None. Under normal weather conditions, the shingles will not become loose and fall off roof. If they do, Swift will send a representative to your home to assess and/or correct. The builder is not responsible for color variations.

Section 29:

CONDITION

Shingles sticking up or not sealing down.

PERFORMANCE STANDARD

Shingles should be sealed by the end of the first warranty period. Where a nonsealing type of shingle has been used, Sylvester Brothers can correct the sealing deficiency by sealing down the shingles. With sealing type shingles, these shingles require heat from the sun to affect the full seal, so some warm weather is required.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will repair shingles that are not sealed by the end of the first year warranty period. If shingle replacement is required, please note that because the process of coating shingles with colored granules is a batch-type process, different dye lots will occur. Therefore, color variations in the shingles can arise from this process. The builder is not responsible for color variations.

Section 30:

CONDITION

Shingles do not overhang edges of roof, or hang too far over the edges of roof.

PERFORMANCE STANDARd

Shingles will overhang roof edges by not less that 1/16”, and not more that 1”.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will reposition or replace shingles as necessary to meet the acceptable standard. If shingle replacement is required, please note that because the process of coating shingles with colored granules is a batch-type process, different dye lots will occur. Therefore, color variations in the shingles can arise from this process. The builder is not responsible for color variations.

Section 31:

CONDITION

Mismatch of shingle color.

PERFORMANCE STANDARD

None. Some color mismatches do occur because of sun reflections, minor differences in colors between shingles in the same lots, and the aging and weathering of shingles.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

None

Section 32:

CONDITION

Leaks in gutters or down spouts.

PERFORMANCE STANDARD

Gutters and down spouts should not leak, however during heavy rains, overflow should be expected.

HOMEOWNER'S RESPONSIBILITY

:It is a homeowner’s responsibility to keep gutters and down spouts free of leaves and debris which could cause overflow.

BUILDER'S RESPONSIBILITY

:Leaks not caused by homeowner’s neglect or damage will be repaired by the builder.

Section 33:

CONDITION

Water standing in gutters.

PERFORMANCE STANDARD

If gutter is free from debris, the water level should not exceed 1” in depth.

HOMEOWNER'S RESPONSIBILITY:

It is a homeowner’s responsibility to keep gutters and down spouts free of leaves and debris which could cause overflow.

BUILDER'S RESPONSIBILITY:

The builder will correct the gutter to meet the performance standard.

Section 34:

CONDITION

Inadequate attic or roof ventilation.

PERFORMANCE STANDARD

Attic spaces will be ventilated as required by applicable building codes.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will provide adequate ventilation to meet the performance standards.

SIDING AND CAULKING

Section 35:

CONDITION

Joint separations or gaps between siding

PERFORMANCE STANDARD

Separation between siding should not exceed 3/8”.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY :

The builder will repair the separation by caulking or using other remedies. The builder will not be responsible for color variations.

Section 36:

CONDITION

Detached siding.

PERFORMANCE STANDARD

Siding should not become detached in the first year warranty period under normal weather conditions. Vinyl siding is installed loose for expansion & contraction.

HOMEOWNER'S RESPONSIBILITY :

If siding becomes detached under windy or abnormal weather conditions, the homeowner should process the matter as an insurance claim.

BUILDER'S RESPONSIBILITY :

Siding that becomes detached under normal weather conditions will be corrected by the builder. The homeowner can expect that the newly repaired surface may not match the original surface in color or texture. The builder will not be responsible for such variations.

Section 37:

CONDITION

Exterior wall leaks due to caulking shrinkage.

PERFORMANCE STANDARD

Joints and cracks of wall surfaces will be recaulked once to prevent entry of water.

HOMEOWNER'S RESPONSIBILITY :

Due to atmospheric conditions, all caulking will shrink and dry out. Caulking around all doors, windows, skylights, open siding seams, vents, thresholds, opening in foundation for plumbing and electric service, and trim should be examined at least once a year. Repair and or replacement is a homeowner maintenance responsibility.

BUILDER'S RESPONSIBILITY :

The builder will repair cracks (using caulk) as required to correct deficiencies once during the warranty period. Please note that properly installed caulking will shrink and must be maintained during the life of the home. The color of caulk or paint will be matched as closely as possible, but color variations should be expected and the builder will not be responsible for variations.

Section 38:

CONDITION

Cracking of stucco finish.

PERFORMANCE STANDARD

Cracks in stucco finishes are common and should be expected. Cracks in excess of 1/8” width will be repaired.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will repair cracks exceeding the performance standard, one time only, during the warranty period. The color of stucco will be matched as closely as possible, but color variations should be expected and the builder will not be responsible for color variations.

FIREPLACE

Section 39:

CONDITION

Fireplace does not draw enough or down draft occurs.

PERFORMANCE STANDARD

Fireplaces should function properly. It is normal to expect that high winds can cause down drafts. Also, large branches of trees too close to the chimney will cause similar down drafts. Some homes are extremely air tight and may need to have a window opened slightly to create an effective draft.

HOMEOWNER'S RESPONSIBILITY:

Wood burning fireplaces: Before using the fireplace, it is necessary to warm the fireplace flue. By warming the chimney, this will allow smoke from the fire to go up the chimney and not into the room. To warm the fireplace flue, the following steps are necessary.
1) Make sure the chimney flue is clear and the fireplace damper is open.
2) Open the fresh air intake.
3) Roll up a newspaper. Light the paper and hold it in the firebox directly below the chimney flue until the smoke rises up the chimney.
When the fire in the fireplace is ready to be put out, remember the fresh air intake can be closed by the flue damper should be left open all night to let the excess heat and gases escape.
Gas Fireplaces: to prevent heat from escaping and down drafts, it is recommended that the fireplace glass doors are kept shut at all times.

BUILDER'S RESPONSIBILITY :

If the problem is caused by improper construction, the builder will correct this.

Section 40:

CONDITION

Separation between chimney and wall.

PERFORMANCE STANDARD

Some minor separation is normal. Separation in excess of 1/2” from the main structure in any 10 foot vertical measurement will be corrected.

Section 41:

CONDITION:

Cracking of fireplace brick veneer

PERFORMANCE STANDARD

Cracks in the brick veneer greater than 1/4" in width will be repaired.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDERS 'S RESPONSIBILITY :

The builder will correct cracks that exceed the performance standard by patching or tuck pointing. The color of mortar will be matched as closely as possible, but color variations should be expected and the builder will not be responsible for color variations.

Section 42:

CONDITION

Creosote build-up and seepage through chimney.

PERFORMANCE STANDARD

None: Creosote and soot is a product of incomplete wood combustion and generally build up on the inside of chimney flues. Burning non-seasonal or wet wood will greatly enhance this build-up.

HOMEOWNER'S RESPONSIBILITY :

Chimney flues should be inspected regularly for creosote and soot build up. A thorough professional chimney cleaning should be make prior to the start of each heating season. TIP: When burning wood, after fire is going throw in 1/2 cup of table salt. This helps prevent excessive creosote build up.

BUILDER'S RESPONSIBILITY:

None. The builder is responsible only for the construction of the chimney, and does not have control of the materials and methods used during the operation of the fireplace.

WINDOWS AND DOORS

Section 43:

CONDITION

Warpage of exterior doors.

PERFORMANCE STANDARD

Due to temperature differentials on the inside and outside surfaces, some temporary warping may occur. This temporary warpage is not a defect and the door will in most cases straighten again as the temperature changes. However, doors should not becomes inoperable, or fail to be weather resistant, and warpage should not exceed 1/4” measured diagonally.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

At the builder’s sole option, the builder will repair or replace warped doors. If replacement is required, the builder will match the grain and stain (or paint) as closely as possible, but color variations are to be expected.

Section 44:

CONDITION

Drafts under exterior doors.

PERFORMANCE STANDARD

Drafts coming underneath the exterior doors can be corrected by adjusting the door threshold.

HOMEOWNER'S RESPONSIBILITY :

Adjust exterior door thresholds.

BUILDER'S RESPONSIBILITY:

None.

Section 45:

CONDITION

Sliding patio screen doors will not stay on track.

PERFORMANCE STANDARD

Sliding patio screen doors will slide properly on their tracks.

HOMEOWNER'S RESPONSIBILITY:

The cleaning maintenance necessary to preserve proper operation is the responsibility of the homeowner.

BUILDER'S RESPONSIBILITY:

Screen doors not caused by homeowner’s neglect or damage will be repaired by the builder.

Section 46:

CONDITION

Sliding patio doors do not roll smoothly.

PERFORMANCE STANDARD

Sliding doors will roll smoothly with reasonable ease.

HOMEOWNER'S RESPONSIBILITY:

The cleaning and maintenance necessary to preserve proper operation in the responsibility of the homeowner.

BUILDER'S RESPONSIBILITY:

Sliding patio doors, not caused by the homeowner’s neglect or damage, will be repaired by the builder.

Section 47:

CONDITION

Warpage of interior doors.

PERFORMANCE STANDARD

All wood doors go through a period of moisture and balance during new construction. During the first heating season, the door will be exposed to a rapid drying condition. This will cause the door to warp temporarily. This temporary warpage is not considered a defect and in most cases the door will straighten out. However, doors should not become inoperable and warpage of the door after the first heating season should not exceed 1/4” measured vertically.

HOMEOWNER'S RESPONSIBILITY:

Keeping the interior doors shut will help prevent the doors from warping. Keep doors closed at some point during each 24 hour period.

BUILDER'S RESPONSIBILITY :

At the builder’s sole option, the builder will repair or replace warped doors. If replacement is required, the builder will match the grain and stain (or paint) as closely as possible, but color variations are to be expected. The builder will not be responsible for color variations.

Section 48:

CONDITION

Bifold doors come off tracks during normal operation.

PERFORMANCE STANDARD

Bifold doors will slide properly on their tracks.

HOMEOWNER'S RESPONSIBILITY :

The cleaning and maintenance necessary to preserve proper operation is the responsibility of the homeowner.

BUILDER'S RESPONSIBILITY:

Bifold doors not caused by the homeowner’s neglect or damage will be repaired.

Section 49:

CONDITION

Gaps between bifold and door stop / casing.

PERFORMANCE STANDARD

The door edge will be within 3/8” of parallel to the door stop / casing.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will adjust the door as necessary to meet the performance standard.

Section 50:

CONDITION

Doors rub or latch does not work.

PERFORMANCE STANDARD

Doors will operate smoothly and door latches will operate correctly. Some movement in the doors is normal and not considered a defect.

HOMEOWNER'S RESPONSIBILITY:

Keep doors closed as much as possible.

BUILDER'S RESPONSIBILITY:

The builder will repair the door to meet the performance standard.

Section 51:

CONDITION

Door drags on carpet.

PERFORMANCE STANDARD

Doors will not drag on the carpet.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will repair the door to meet the performance standard. Builder is not responsible if owner installs carpet.

Section 52:

CONDITION

Gap between door stop and door.

PERFORMANCE STANDARD

The door edge will be within 3/8” of parallel to the door stop.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will adjust the door as necessary to meet the performance standard.

Section 53:

CONDITION

Shrinkage of door panel inserts.

PERFORMANCE STANDARD

Door panels are not glued in place and are allowed to “move” or expand and contract with the moisture content. When this movement occurs, raw wood edges may appear. This movement is beyond the builder’s control and is not warranted.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

None

Section 54:

CONDITION

Splitting of door panels.

PERFORMANCE STANDARD

Some splitting of panels is normal and should be expected. Splits which allow the entrance of light will be repaired.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will fill the split and match the paint or stain as closely as possible, but color variations are to be expected. The builder will not be responsible for color variations.

Section 55:

CONDITION

Garage door does not operate properly under normal use.

PERFORMANCE STANDARD

Garage doors will operate properly.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will correct the garage doors as required unless the cause is determined to be the result of the homeowner’s actions or negligence. NOTE: The installation of garage door openers may affect the operation of the garage doors, and this is not warranted by the builder.

Section 56:

CONDITION

Rain, snow, or draft enters through garage door.

PERFORMANCE STANDARD

Garage doors are not weatherproof or air tight, and some entrance of rain, snow or drafts should be expected. Garage doors will be corrected to meet the manufacturer’s specifications. HOMEOWNER'S RESPONSIBILITY: Sweeping out any water or snow accumulations under the garage door will keep that garage door from freezing shut during the winter months.

BUILDER'S RESPONSIBILITY:

The builder will adjust the garage door to meet manufacturers specs.

Section 57:

CONDITION

Drafts around windows and doors.

PERFORMANCE STANDARD

Some draft should be expected around doors and windows especially during high winds. Proper weather-stripping and insulating around these areas can minimize air flow. Defective weather-stripping will be adjusted or replaced.

HOMEOWNER'S RESPONSIBILITY:

Under certain temperatures and wind conditions, some infiltration will occur and it may be necessary for the homeowner to have storm doors and windows installed to provide satisfactory solutions in these high wind areas.

BUILDER'S RESPONSIBILITY:

The builder will adjust or correct poorly fitted doors, windows and poorly fitted weather-stripping.

Section 58:

CONDITION

Windows do not operate properly.

PERFORMANCE STANDARD

Windows will operate with reasonable ease.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will correct windows as required.

Section 59:

CONDITION

Stress cracks in glass.

PERFORMANCE STANDARD

Glass can crack during the first year warranty period. Glass that is cracked due to homeowner negligence will not be covered.

HOMEOWNER'S RESPONSIBILITY:

Report stress cracks in writing to Sharper.

BUILDER'S RESPONSIBILITY:

The builder will contact the supplier via work order.

CONDENSATION

Section 60:

CONDITION

Condensation or frosting on windows.

PERFORMANCE STANDARD

Windows will collect condensation on the interior surfaces when there are extreme temperature differences and high humidity levels in the home. Condensation is usually created by the homeowner and is an indication of whether too much moisture is in the room, or poor circulation of the moisture that is present in the room. Damage resulting from condensation is not a warranted item.

HOMEOWNER'S RESPONSIBILITY:

Due to the tight construction of new homes, moisture can be trapped in many ways. This moisture can also be created by the use of kitchen appliances, laundry facilities and bathroom facilities. There are several steps that can be taken to assist in reducing and controlling moisture:
1. If the wood around the windows gets wet or damp, you need to dry this wood off.
2. Turn off or reduce the setting of the humidifier, if applicable.
3. Operate exhaust fans in areas of high moisture input such as laundry rooms, kitchens, and bathrooms.
4. Ventilate the house briefly once a day.
5. Use a dehumidifier to remove moisture.
6. Increase the circulation of the air in the house by turning the fan switch to the ON position on the thermostat.
7. Reduce the moisture input into the home (showering, cooking, etc.)
8. Open window curtains and shades during the day.
TIP: Apply one or two additional coats of varnish or polyurethane to wood jambs.

BUILDER'S RESPONSIBILITY:

No corrective action is required by the builder.

INTERIOR TRIM

Section 61:

CONDITION

Separation of interior trim joints (miters)

PERFORMANCE STANDARD

Separations in trim joints should be expected within certain tolerances. Separation in excess of 1/8” will be corrected.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will repair the separation by caulking or other methods. If replacement is required, the builder will match the grain and stain (or paint) as closely as possible, but color variations are to be expected. The builder will not be responsible for color variations.

Section 62:

CONDITION

Separation of interior trim (base or casing)to adjacent surface.

PERFORMANCE STANDARD

Separations of interior trim to adjacent surfaces should be expected within certain tolerances. Separation in excess of 1/4” will be corrected.

HOMEOWNER’S RESPONSIBILITY:

None.

BUILDER’S RESPONSIBILITY:

The builder will repair the separation by caulking or other methods. If replacement is required, the builder will match the grain and stain (or paint) as closely as possible, but color variations are to be expected. The builder will not be responsible for color variations.

Section 63:

CONDITION

Color variations in wood trim.

PERFORMANCE STANDARD

All wood products have variations in grain and color. This is considered the character of the wood and not a defect requiring repair. These variations cannot be controlled and are not warranted.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

None

Section 64:

CONDITION

Cracking or splitting of interior trim.

PERFORMANCE STANDARD

Some splitting of wood is normal and should be expected, cracks exceeding 1/8”in width will be repaired.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will repair the cracks or splits exceeding the performance standard by filling the crack / split and matching the paint or stain as closely as possible or by other methods. If replacement is required, the builder will match the grain and stain as closely as possible, but color variations are to be expected. The builder will not be responsible for color variations.

FLOOR COVERING

Section 65:

CONDITION

Squeaking of floor or loose sub floor. (SEE FRAMING)

Section 66:

CONDITION

Ridging or depressions appear in resilient or vinyl flooring due to sub floor irregularities.

PERFORMANCE STANDARD

Ridges or depressions exceeding 1/8” within a 3” area measuring perpendicular to the ridge or depression will be repaired.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will correct the floor by shimming the floor, pulling the sub floor down, or other methods requires to meet the performance standard. See QBW booklet for method of measuring.

Section 67:

CONDITION

Nails popping through resilient or vinyl flooring.

PERFORMANCE STANDARD

Nail pops which have broken through the floor covering will be repaired.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will repair the nail pops and the covering in the damaged area. All resilient flooring is subject to normal manufacturing tolerances and most particularly to dye lot variations affecting color, texture, and pattern. From time to time, patterns are taken off the market. Therefore, the builder will not be responsible for discontinued patterns or color variations in the floor covering.

Section 68:

CONDITION

Denting of resilient or vinyl flooring.

PERFORMANCE STANDARD

The nature of resilient or vinyl flooring make is possible to deform the surface permanently when subject to high loads of pressure exerted by furniture, high heels or other similar high pressure loads. Because of this and the wear and tear caused by normal use of resilient or vinyl flooring, denting of resilient or vinyl flooring is not warrantable.

HOMEOWNER'S RESPONSIBILITY:

To insure proper durability of resilient or vinyl flooring, proper floor protectors should be installed on all furniture and chairs. Wearing high heel shoes on resilient or vinyl flooring is not recommend and should be avoided.

BUILDER'S RESPONSIBILITY:

None

Section 69:

CONDITION

Staining of resilient or vinyl flooring.

PERFORMANCE STANDARD

Resilient or vinyl flooring can stain due to various reasons. Resilient or vinyl flooring should not stain during the normal warranty period unless caused by the homeowner’s negligence. Topical stains are not warranted.

HOMEOWNER'S RESPONSIBILITY:

Here are a few suggestions that can be used to prevent any staining of your new vinyl floor covering:
1. Direct sunlight will in fact discolor vinyl. We suggest using window treatments to refract sunlight. This also includes skylights.
2. Use of rubber back mats will discolor your floor. We recommend non-rubber back rugs.
3. Deck stains and all oil based paints will also discolor floors. With deck stains and stains in general, walking from stained surfaces onto vinyl will cause tracking of stain to the vinyl floor. It is best to have some sort of mat to wipe your shoes before you walk on the floor.
4. Asphalt driveways and sealers will also stain vinyl It is best to remove shoes first or use rugs to wipe your feet.
5. Cleaning solvents - You must be careful to use only the manufacturer’s suggested cleaning products when cleaning your floor. Also, when cleaning appliance, make sue to protect your floor from solvents dripping on to your floor as these may discolor your vinyl.
6. Excessive heat may burn or discolor your vinyl. (over 125 degrees F)
7. Lawn fertilizers may discolor vinyl floors, both the liquid and granular types. It is best to remove footwear before walking on vinyl floors.

BUILDER'S RESPONSIBILITY:

Builder will correct stains / spots only if documented prior to occupancy.

Section 70:

CONDITION

Resilient or vinyl flooring lifts, bubbles or becomes unglued at the seams.

PERFORMANCE STANDARD

Resilient or vinyl flooring should not loosen during the normal first year warranty period unless caused by the homeowner’s negligence or excess use of water.

HOMEOWNER'S RESPONSIBILITY:

The homeowner should maintain and repair the vinyl edges that meet cabinets, shower bases, tubs or any other areas where water may be allowed to penetrate. Caulk the area or use other methods.

BUILDER'S RESPONSIBILITY:

The builder will secure the resilient or vinyl material by caulking or using other methods.

Section 71:

CONDITION

Damaged vinyl flooring or carpeting.

PERFORMANCE STANDARD

Damage that occurs due to the negligence of the builder will be corrected if reported to the builder prior to moving in / closing.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

If the cause of the damage is not due to the homeowner’s negligence, the builder will repair the damaged area. Due to normal manufacturing tolerances and most particularly to dye lot variations affecting color, texture, and patterns the builder will not be responsible for these variations.

Section 72:

CONDITION

Gaps in carpet seams.

PERFORMANCE STANDARD

Carpet seams will show but visible openings are not acceptable.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will correct the affected area to the performance standard.

Section 73:

CONDITION

Carpet stretches or loosens.

PERFORMANCE STANDARD

Wall to wall carpeting installed as the primary floor covering will not come up, loosen or separate from the point of attachments.

HOMEOWNER'S RESPONSIBILITY:

When moving furniture in the home do not drag the piece of furniture across the carpeting, this can cause the carpet to loosen.

BUILDER'S RESPONSIBILITY:

The builder will restretch or secure the carpeting one time as necessary during the first year warranty period, when damage was not a result of homeowner negligence.

Section 74:

CONDITION

Matting of carpet / Premature wear.

PERFORMANCE STANDARD

Excessive wear in high traffic areas such as entry ways, hallways, stairways is normal. Wear ability is directly related to the quality of carpet selected.

HOMEOWNER'S RESPONSIBILITY:

To insure proper appearance of you carpet, the homeowner should vacuum at least every other day with a good quality vacuum. It is essential to pay most attention to the high traffic areas of your home. It is important to make at least four passes in each area with your vacuum in order to prevent dust and dirt particles from working into the carpet pile. Also, move your furniture to different locations in the room periodically.

BUILDER'S RESPONSIBILITY:

None.

Section 75:

CONDITION

Staining or shading of carpet.

PERFORMANCE STANDARD

None.

HOMEOWNER'S RESPONSIBILITY:

No carpet is totally stain proof. Spills and accidents should be removed upon occurrence.

BUILDER'S RESPONSIBILITY:

Builder will correct stains / shading only if documented prior to occupancy.

CERAMIC

Section 76:

CONDITION

Ceramic tile cracks or becomes loose.

PERFORMANCE STANDARD

Ceramic tile can chip, crack or become loose.

HOMEOWNER'S RESPONSIBILITY:

Damage must be reported to builder prior to occupancy.

BUILDER'S RESPONSIBILITY:

The builder will correct only the areas documented prior to occupancy.

Section 77:

CONDITION

Cracking of grout between tile joints should be expected due to normal shrinkage conditions.

PERFORMANCE STANDARD

Cracks that develop in the grouting of the ceramic tile joints should be expected due to normal shrinkage conditions.

HOMEOWNER'S RESPONSIBILITY:

Ceramic tile should be regrouted when necessary. Shower areas will require immediate attention to prevent any water from getting in behind the tile. Routine regrouting of cracks is a maintenance responsibility of the homeowner for the life of the home. TIP: Apply a grout sealer to all grout at least one time per year and caulk any cracks in the grout.

Section 78:

CONDITION

Discoloration of ceramic tile or grout.

PERFORMANCE STANDARD

Due to hard water deposits, soap scum and body oil build up, ceramic tile and grout will require routine cleaning.

HOMEOWNER'S RESPONSIBILITY:

Usually wiping tiled floors or walls with a damp sponge is all that is necessary to maintain their luster. Where moderate staining occurs, a mild solution of hot water and all purpose liquid cleaner or soapless detergent may be needed. Keeping showers clean requires a slightly different techniques. Weekly cleaning is recommended. Several all purpose cleaners are excellent for removing routine build-ups from shower stalls. Hard water deposits can be removed with a mild solutions of white vinegar and water. The best way to prevent build-up of these deposits or soap scum is to wipe down the walls after each use.

BUILDER'S RESPONSIBILITY:

None

COUNTERTOP AND CABINET

Section 79:

CONDITION

Chips, cracks or scratches in countertops or cabinets.

PERFORMANCE STANDARD

Cracks, chips or scratches, including porcelain and fiberglass fixtures not reported to the builder before occupancy by the homeowner will not be covered under this warranty.

HOMEOWNER'S RESPONSIBILITY:

To protect your countertops from damage, please remember the following:
1. Avoid putting hot pots, pans or irons on them.
2. Never cut directly on Formica tops as knives will nick the surface.
3. Do not clean countertops with harsh abrasives.

BUILDER'S RESPONSIBILITY:

The builder will repair only the chips, cracks or scratches that were documented prior to closing.

Section 80:

CONDITION

Countertop joints delaminate.

PERFORMANCE STANDARD

Countertops can delaminate due to high moisture content in home, direct heat, or negligence.

HOMEOWNER'S RESPONSIBILITY:

The owner is responsible for establishing a pre-closing walk-through inspection list.

BUILDER'S RESPONSIBILITY:

The builder will repair the area documented prior to occupancy.

Section 81:

CONDITION

Countertop separates from wall or backsplash.

PERFORMANCE STANDARD

Cracking and separation of countertop joints is common and is a homeowner’s responsibility.

HOMEOWNER'S RESPONSIBILITY:

Countertops should be recaulked when necessary. It will be the builder’s responsibility to repair cracked caulk one time during the first year warranty period. Routine recaulking is a homeowner maintenance item.

BUILDER'S RESPONSIBILITY:

The builder will repair caulking one time only during the first year warranty period if gap exceeds a 1/4” in width.

Section 82:

CONDITION

Cabinet separates from the wall or ceiling.

PERFORMANCE STANDARD

Some separation is normal and should be expected, separation in excess of 1/4” will be corrected.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will correct separations that exceed 1/4”.

Section 83:

CONDITION

Cabinet door is out of alignment or needs adjustment.

PERFORMANCE STANDARD

Cabinet doors that are warped more than 3/8” measured from the cabinet frame will be corrected. Adjustment of cabinet doors is common and is a homeowner maintenance item.

HOMEOWNER'S RESPONSIBILITY:

To adjust your cabinet doors please do the following:
1. Loosen the 2 hinge screws on the door. DO NOT REMOVE SCREWS.
2. Loosening the screws will provide vertical and horizontal movement in the door.
3. With the screws loose, square the door and tighten the screws.

BUILDER'S RESPONSIBILITY:

The builder will correct the door that is warped beyond the performance standard. If replacement is needed, the builder will match the grain and stain (or paint) as closely as possible, but color variations are to be expected. The builder will not be responsible for grain or color variations.

PAINTING AND STAINING

Section 84:

CONDITION

Color variations of stained and clear coated woodwork.

PERFORMANCE STANDARD

All wood products have variations in grain and color. These variations cannot be controlled by the builder and are not warranted.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

None

Section 85:

CONDITION

Interior paint does not “cover” the underlying surface.

PERFORMANCE STANDARD

The surface being painted will not show through the new paint when viewed from a distance of 6 feet standing directly out in front of the affected area and under normal lighting conditions. At certain times of the day, when sunlight shines on a wall, one may see different aspects of the wall - this is beyond the builder’s control.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will touch up the paint as necessary to meet the performance standard. Due to the different dye lot colors in paint, color variations should be expected and the builder will not be responsible for color variations.

Section 86:

CONDITION

Interior surfaces are paint spattered.

PERFORMANCE STANDARD

Paint spatters will not be readily visible on walls, woodwork, floors, or other interior surfaces when viewed from a distance of 6 feet under normal lighting conditions.

HOMEOWNER'S RESPONSIBILITY:

Most paint spatter can be removed by wiping the area with a damp cloth. The owner is responsible for establishing a pre-closing walk-through inspection list.

BUILDER'S RESPONSIBILITY:

The builder will remove paint spatters to meet he performance standards and if documented prior to occupancy.

DRYWALL

Section 87:

CONDITION

Excessive visual blemishes caused by normal shrinkage of the home such as - cracks, cracked corner beads, etc.

PERFORMANCE STANDARD

Any of the above blemishes which can be readily identified by a visual inspection without resorting to light placement, will be repaired by the builder one time only during the first year warranty period. Due to the shrinkage process of a new home, cracks in the drywall are normal and are a homeowner maintenance item.

HOMEOWNER'S RESPONSIBILITY:

With the use of spackling compound and sandpaper, minor cracks and nail pops can easily be repaired.

BUILDER'S RESPONSIBILITY:

Drywall repairs will be made not more than one time during the first year warranty period. The areas to be repaired are those that are excessive. Excessive defined: a crack that exceeds 1/8” in width, or corner beads that have popped exposing an 1/8” gap or multiple nail pops that have broken the finished surface. Minor depressions and slight mounds at nail heads are not defects. To allow the home to stabilize itself, it is recommended that drywall repairs are corrected at the end of the warranty period, usually during the 11th month of ownership. Please be aware that the builder will use the same materials used to finish the home originally. However, the color may not match due to aging of materials already in the home and the builder will not be responsible for these variations.
***An important detail to note regarding WALL COLOR CHANGES AND WALLPAPERED AREAS: If the homeowner has painted or repaired the walls, the builder will only repair the area, not paint it. In wallpapered areas, if requested, the builder will repair the drywall but will not repair or replace the wallpaper. It is recommended that the homeowner wait until after their first year to repaint or wallpaper.

HEATING AND COOLING

Section 88: Insufficient heating.

PERFORMANCE STANDARD

Where applicable, the cooling system should be able to maintain a temperature of 78 degrees (measured 5 feet above the center of the floor in the room where the thermostat is located) under local outdoor and ASHARE specifications. In the case of excessive outdoor temperature, a 15 degree difference is acceptable. Purchaser is responsible for minor adjustments such as balancing dampers and registers. All rooms will vary in temperature by 5 or 6 degrees. This is acceptable under industry standards.

HOMEOWNER'S RESPONSIBILITY:

It is the responsibility of the homeowner to balance the heating system by adjusting the dampers and registers as needed. Here are some helpful tips for your heating system:
1. Save on energy costs by setting temperature at 68 degrees for the winter. Constant resetting waste energy.
2. Close vents / registers in rooms not in use; also close doors to these rooms.
3. Since hot air rises and cold air stays close to low points, in the cold months, you should close some 2nd floor registers, and make sure other registers are not blocked by furniture or other objects.
4. To eliminate hot and cold spots in your home, turn the fan switch on the thermostat to the ON position.

BUILDER'S RESPONSIBILITY:

The builder will repair the system so that it will meet the city requirements.

Section 89:

CONDITION

Insufficient cooling.

PERFORMANCE STANDARD

All cooling systems and runs to comply with City specifications / required standards and will meet the UMC requirements. See QBW manual

HOMEOWNER'S RESPONSIBILITY:

It is the responsibility of the homeowners to balance the cooling system by adjusting the dampers and registers as needed. Here are some helpful tips for your cooling system:
1. Save on energy costs by setting temperature at 78 degrees Fahrenheit for the summer. Constant resetting wastes energy.
2. Close vents / registers in rooms not in use; also close doors to these rooms.
3. Since hot air rises and cold air stays close to low points, in the warm months, you should close some 1st floor registers, and make sure other registers are not blocked by furniture or other objects.
4. To eliminate hot and cold spots in your home, turn the fan switch on the thermostat to the ON position.

BUILDER'S RESPONSIBILITY:

The builder will repair the system so that it will meet the city requirements.

Section 90:

CONDITION

Thermostat setting differs from actual inside temperature.

PERFORMANCE STANDARD

On extremely cold days, a 5-6 degree difference between the actual inside temperature (measured 5 feet above the center of the floor) and thermostat setting is acceptable and should be expected. All rooms will also vary in temperatures. This is also acceptable .

HOMEOWNER'S RESPONSIBILITY:

It is the responsibility of the homeowner to balance the cooling/heating system by adjusting the dampers and registers as needed.

BUILDER'S RESPONSIBILITY:

The builder will repair the system to meet the performance standard.

Section 91:

CONDITION

Noisy ductwork or oil canning.

PERFORMANCE STANDARD

When metal is heated it will expand, and when it is cooled it will contract. As a result of the expansion and contraction, the ductwork will “crackle” or “tick”. This noise is normal and should be expected. Very loud “booming” noises caused by oil canning (stiffening of the ductwork) will be corrected.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will correct the ductwork to eliminate this noise if caused by improper installation.

ELECTRICAL

Section 92:

CONDITION

Tripped circuit breakers (not including ground fault interrupters) occur consistently.

PERFORMANCE STANDARD

Circuit breakers should not be activated under normal usage.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will inspect and correct the circuit wiring which does not conform to the local electrical codes.

Section 93:

CONDITION

Ground fault interrupter (GFI) trips frequently.

PERFORMANCE STANDARD

GFIs are sensitive safety devices that are installed into the electrical system to provide protection against electrical shock. These devices are sensitive and can be tripped very easily.

HOMEOWNER'S RESPONSIBILITY:

If your GFI should trip, it is only necessary for you to push in the RESET button on the GFI outlet. GFIs should be tested monthly. Refer to your care and use information for further details.

BUILDER'S RESPONSIBILITY:

GFIs are installed for your protection. GFIs will frequently trip if water is splashed in the protected receptacle, if exposed to high humidity, if an appliance has faulty wiring, or a surge or fault occurs in the line. The tripping of the GFI is for your protection and not a defect. The builder will repair GFIs that are inoperable due to a construction defect.

PLUMBING

Section 94:

CONDITION

Pipes freezing.

PERFORMANCE STANDARD

Plumbing pipes will be adequately protected to prevent freezing.

HOMEOWNER'S RESPONSIBILITY:

If any pipes should freeze, DO NOT TURN THE WATER SUPPLY OFF unless the pipe has burst, then notify the builder or plumber immediately.
NOTE: Homeowner’s are responsible for draining pipe lines for exterior faucets. Be sure to shut off all exterior faucets prior to freezing temperatures. To shut off your exterior faucets, there is a separate shut off valve on the inside of the house for each faucet. Turn this valve off and go outside and open the exterior faucet. Go back inside and open the little drain cap valve on the side or bottom of the inside valve to drain it. Leave this faucet open until spring. Failure to do this may cause your pipes to burst, and this in not covered under the warranty.

BUILDER'S RESPONSIBILITY:

The builder will correct the situation to prevent pipes from refreezing. The correction may involve opening the walls for access to the pipe, and either adding or replacing insulation which may have moved during the construction process or leaving a permanent vent into the warmer space to prevent the freeze form recurring.

Section 95:

CONDITION

Faucet or valve leak.

PERFORMANCE STANDARD

No valve or faucet should leak because of defects in the material or workmanship.

HOMEOWNER'S RESPONSIBILITY:

If leakage is due to a defective washer in the faucet, washer replacement is a homeowner’s responsibility.

BUILDER'S RESPONSIBILITY:

The builder will repair or replace the leaking faucet or valve unless leakage is due to a defective washer which is the homeowner’s responsibility.

Section 96:

CONDITION

Pipes leak.

PERFORMANCE STANDARD

No leaks of any kind should exist in any soil, waste, vent or water pipe.

HOMEOWNER'S RESPONSIBILITY:

Most plumbing systems include a series of emergency shut-off valves throughout the home. Make sure your family knows where the location of the shut-off valves are for emergency purposes. You will most likely find shut-off valves for the kitchen under the sink, In the bathroom, the sink shut-off valves below the fixtures. The toilet has a single cold water valve normally installed below the water tank. Also note the location of your main shut-off since this will stop all water throughout the house in seconds. In the event of any leaking pipe, make sure to turn the water off by the use of the shut-off valve. This will prevent any further damage from occurring. If you continue to use a water source that is leaking, damage to the area is the homeowner’s responsibility.

BUILDER'S RESPONSIBILITY:

The builder will make necessary repairs to eliminate leakage. PLEASE NOTE THE FOLLOWING WHICH IS LISTED UNDER EXCLUSIONS ON PAGE 320.4 IN THE QBW BOOKLET: Consequential damage or personal property damage caused by covered defects is not the builders responsibility and is not covered by QBW. This matter should be processed by the homeowner as an insurance claim.

Section 97:

CONDITION

Condensation appears on pipes.

PERFORMANCE STANDARD

Condensation on pipes may result because of certain combinations of temperature and indoor humidity.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

None

Section 98:

CONDITION

Plumbing fixtures, appliances or trim fittings leak or malfunction.

PERFORMANCE STANDARD

Fixtures, appliances or fitting will comply with the manufacturer’s standard.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will replace any fixture or fitting that is outside performance standards as defined by the manufacturer.

Section 99:

CONDITION

Water heater pilot goes out.

PERFORMANCE STANDARD

The water heater pilot may go out due to high winds down drafting through the flue or loss of gas to the water heater. HOMEOWNER'S RESPONSIBILITY: It is the homeowner’s responsibility to relight the pilot by following the instructions on the water heater.

BUILDER'S RESPONSIBILITY:

None

Section 100:

CONDITION

Cracks or chips in porcelain or fiberglass surfaces.

PERFORMANCE STANDARD

Chips or cracks can occur if the surface of the fixture is hit with a sharp or heavy object. Cracks, chips, or scratches not documented before occupancy by the homeowner will not be covered under this warranty.

HOMEOWNER'S RESPONSIBILITY:

The homeowner is responsible for cracked, scratched or chipped fixtures that were not noted on the original walk -through form.

BUILDER'S RESPONSIBILITY:

The builder will repair only the chips, cracks or scratches that were documented prior to closing.

Section 101:

CONDITION

Clogged sewers, fixtures or drains.

PERFORMANCE STANDARD

Sewers, fixtures, and drains should operate properly to accomplish their intended function.

HOMEOWNER'S RESPONSIBILITY:

Because sewers, fixtures and drains can easily be clogged through the homeowner’s negligence, the homeowner will make the necessary repairs. If the problem can be attributed to the builder’s negligence, the builder contact the appropriate contractor to correct the problem.
TIP: With the 1.6 gallon flush toilets it is essential to increase the amount of water when flushing to push all the waste material through the pipe. Try holding the handle down longer when flushing or flush twice. A plunger may be a necessary item to correct clogs that occur.

BUILDER'S RESPONSIBILITY:

If the problem can be attributed to the builder’s negligence, the builder will correct the defect. The builder will inspect the defect to verify source of problem.
PLEASE NOTE: The builder will not reimburse the homeowner for the cost of the repair to unclog the pipe. The builder has a contract with each sub-contractor and installer that requires the installer to warranty their work for one year after closing.

Section 102:

CONDITION

Odors escaping from water drain.

PERFORMANCE STANDARD

None. Since some drains are used very seldom, the traps may dry out and permit odors to escape from the sewer.

HOMEOWNER'S RESPONSIBILITY:

To eliminate drain odors, one quart of water should be poured down the drain monthly. This may also include and floor drains.

BUILDER'S RESPONSIBILITY:

None

Section 103:

CONDITION

Fixtures do not hold water.

PERFORMANCE STANDARD

Stoppers on fixtures should retain water for a sufficient length of time to accomplish its intended use.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will correct the fixture to meet the performance standard.

Section 104:

CONDITION

Toilet continually runs.

PERFORMANCE STANDARD

Toilet fixtures should not run continuous.

HOMEOWNER'S RESPONSIBILITY:

To stop the toilet from continually running, try jiggling the toilet handle. If that does not work, then remove the tank cover to check the toilet chain. Make sure that the chain is not caught on anything. Also check the drain valve cover to the toilet to make sure it is securely seated over the drain hole of the tank.

BUILDER'S RESPONSIBILITY:

If the problem still continues after trying the above steps, the builder will correct the fixture to meet the performance standard.

Section 105:

CONDITION

Noisy water pipes for interior use.

PERFORMANCE STANDARD

Expansion and contraction of water pipes caused by water flow will cause some noise and should be expected. However, water hammering noises in pipes will be corrected.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

The builder will corrected hammering noises.

Section 106:

CONDITION

Noisy water pipes for outside sillcocks.

PERFORMANCE STANDARD

Noise can be expected for sillcock water supply lines due to the required “backflow preventor” device that is installed on the exterior sillcock to meet code requirements.

HOMEOWNER'S RESPONSIBILITY:

None

BUILDER'S RESPONSIBILITY:

None

ASPHALT DRIVEWAY

Section 107:

CONDITION

Settling or cracking of asphalt driveways.

PERFORMANCE STANDARD

Driveways will move up and down as a direct result of frost in the ground and construction trenching. Settling that is more than 1 1/2” in measurement by the sidewalk / garage slab areas and /or 3” in all other areas within a 60” area will be repaired one time only.

HOMEOWNER'S RESPONSIBILITY:

There are a number of precautions a homeowner should take so the driveway remain in good condition.
1. Do not drive on the asphalt driveway for the first 10 days after installation.
2. Allow no heavy vehicles (moving vans, fuel oil trucks, etc. ) on the driveway during warm weather.
3. Spillage or leakage of gas or oil should be washed off immediately.
4. Avoid driving over the edges of the driveway to prevent any breakage of the asphalt.
5. During warm weather, avoid putting chairs, ladders, bicycle kick stands or any sharp objects that may dent the driveway.
6. To maintain the surface of your driveway, seal coating is recommended.

BUILDER'S RESPONSIBILITY:

The builder will repair the settled area by filling or patching the affected area only. Color and texture variations in the asphalt are to be expected and the builder will not be responsible for these variations.