Late fall of 2021, I received a call from a young couple who had just been through a home inspection. Their inspector indicated that there were problems with the concrete in the garage, driveway, walkways and at the stoop.
The couple were first time homebuyers and were nervous about whether the problems included basement structural issues.
The couple were first time homebuyers and were nervous about whether the problems included basement structural issues.
I went the home and there were quite a few significant trip hazards and foundation threats related to settled concrete. (Quick aside: If you build a new home, it may seem like a good idea to have the driveway and sidewalks poured prior to occupancy. But, unless you have engineered fill compacted in lifts prior to placing the concrete, it will most likely settle in the next few years after occupancy and create trip/ fall hazards and conditions leading to cracked leaky basement walls.)
After my concrete and foundation inspection I asked the couple if they planned on staying in the home for a while or just a few years. Their answer would determine whether I would recommend removing and replacing concrete or just mudjacking which is less expensive and typically does not have the longevity or durability as concrete replacement.
With an expectation of only a couple of years in the property, they chose to go with mudjacking after they moved into the home. Before I left, they asked if I would do a radon test after they moved in, and I agreed.
Here’s where it gets interesting.
Part 1 – Mudjacking – Pride of Workmanship
(After the mudjacking work was implemented) I mentioned that they not only still had a trip hazard but now they had the added issue of a path for vermin entry
The day/time I set the Radon monitor was the same time the mudjacking contractor was finishing up with their work. The height difference where the driveway met the garage slab had been around 2 inches. When the contractor finished, their efforts forced some of the mix under the garage slab and created a hump in the concrete between the ends of the overhead door which was about 1 inch higher in the middle than at the edges. So now they not only still had a trip hazard, but they also had 1-inch gaps at both ends of the overhead door which was a nice little path for mice to enter the garage.
The new homeowners were offered a few hundred dollars credit off their mudjacking bill. I mentioned that they not only still had a trip hazard but now they had the added issue of a path for vermin entry. No one would come out for a few hundred dollars to rectify the situation. I advised them to contact the owner of the mudjacking company and send him the image above with the gaps at both sides of the doors.
Mrs. Homebuyer said she did not like being confrontational. I was not suggesting confrontation but rather just asking if the owner of the company was proud of the service they provided. Would he be proud of the work if the image was posted on Facebook and other social media sites? Though the company offered to come back and make things right at their cost, I feel disillusioned that there was not enough pride in workmanship to address the concern prior to leaving the job in that condition and having the consequence of a negative experience posted on social media be the motivating factor to do the right thing.
Part 2 – Home Warranty – Heartfelt Customer Service
What the heck?! The air conditioner compressor fan was running and it was about 36°F out!
Back to when I set the radon monitor… We were in the kitchen discussing radon and I felt cold air blowing on me from the heat register. It was about 36 degrees outside and 65 inside. Though the thermostat was set for 70 degrees, the furnace wasn’t working. I checked the furnace – no flame. I went outside to see if the gas meter was locked out. No, but as I walked back into the house, I notice the Air Conditioner compressor fan was running. I went inside and the thermostat was set to heat. Oh, oh! I asked the new homeowners if they had a home warranty. They said yes and I waited while they contacted the warranty company. I overheard the company ask for a $100 deductible payment.
Mrs. Homeowner obliged and the company gave her the name of a local HVAC contractor. The contractor said they could not come out until morning. The couple has a 3-year-old son and temperatures were predicted to drop to about 25 degrees. She called the warranty company back for another contractor explaining the situation and the fact that they had a baby. The Warranty rep said that 3 years old was a toddler not a baby and it was the homeowner’s responsibility to keep the pipes from freezing. This was on a Monday. They called the HVAC contractor back and were told he couldn’t make it out till next Monday. Ah, my faith in humanity is swirling in the bowl. They then contacted the WI Commissioner of Insurance who informed them that the warranty company was not allowed to ignore their plight. They contacted the warranty company and advised them of their conversation with the State and that they would be filing a complaint. A contractor was out within a few hours.
One of the reasons the furnace failed was due to ducts that were blocked and likely not cleaned in 40 years. When you buy a home, unless it’s new, consider having the ducts cleaned, be sure to change the furnace filter, change the batteries in the smoke and carbon monoxide detectors or better yet just install new ones after you move in.
No one will look out for you as much as you and given the opportunity, I will too. I’ve learned a few things serving as an expert witness and inspecting homes since 1995.
The next time you think of buying or selling a home, consider giving us an opportunity to work for you.
Donn Anderson, CMI
Certified Master Inspector