kla&a wrote:
We received a letter the other day from Intracorp in regards to the PDI. They stated in the letter that we would be given a date and time and that they will not be offering alternatives. We can appreciate that they have a number of PDI's to do, however the tone on this is not what we would have expected. In addition to that they indicate that we are to limit to number of adults to those shown on the Purchase Agreement.
While we are not expecting to have a scheduling issue, we think it’s important to know our rights under Tarion. Also, it sounds from the letter that they are planning on limiting the length of the PDI to 2 hrs, from our previous experience this is not a process we will be willing to rush, and we will both be attending and likely also have a designate with us as well.
We had a quick look on the Tarion website, and found the following bulletin issued by Tarion in July 2005 and appears to still be the most current interpretation, Bulletin #42 page #5 and thought we would share it with everyone:
http://www.tarion.com/New-Home-Builders ... 9FINAL.pdf On or before the date of possession, the builder is required to conduct a PDI of the home with (at the purchaser‟s option): (i) the purchaser; or (ii) the purchaser‟s designate; or (iii) both the purchaser and his/her designate, and to complete the CCP and the PDI Form with the purchaser, or with the purchaser‟s designate if the purchaser is not attending the PDI
as well
Tarion‟s expectation is that every builder will use their best efforts to arrange with each purchaser a mutually convenient time to conduct the PDI with the purchaser and/or the purchaser‟s designate.
The builder's best efforts should include: Contacting the purchaser well in advance to set up a mutually convenient time to conduct the PDI; Providing the purchaser with a few reasonable choices of date and time for the PDI; and Explaining to the purchaser that he/she can send a designate instead of attending the PDI personally or bring a designate with him/her.
According to Tarions instructions to builders - the PDI should last one hour per 1000 square feet of the home. Tarion also suggests that builders spend as much time on the exterior of the homes as they spend on the interior but frankly, most exterior issues are not that relevant during the PDI process, and because the exterior will likely be mostly muck, excessive time spent on this would be wasteful. I would however advise that outside the home you look for missing caulking between siding materials and around windows, doors etc. or anything else that may allow moisture into the structure during the winter.
If outside the home, the final grading is not done then make sure that the dirt around your home will still divert water from the house as this is required by code. Having poor grading around a property through the winter is a sure fire way to experience a basement leak.
During the PDI - don't take children or friends to show the house. Take rubber boots for the exterior if needed, a flashlight to check under counters, in cabinets, etc., take slippers for the basement so your socks don't get dirty, and a microfiber cloth to carefully evaluate whether a mark on a kitchen cabinet ( for example ) is a scratch or a bit of dirt.
During the PDI it is important to focus on the issues that are important at that time.
For example,
A broken brick at the back corner of the house is irrelevant compared to a scratch or chip on your beautiful granite kitchen counter.
A crack in a basement window frame is irrelevant compared to a dent in the front door.
Weather you have enough insulation in the attic is irrelevant compared to a chip or big gouge in the master tub.
Damaged siding on the side wall of the house is irrelevant compared to damaged, scratched, or cupped hardwood floors.
Get the point? The broken brick, the cracked window frame, the insulation shortage, and the damaged siding are all covered beyond the PDI, while the chipped counter, the dented front door, the gouge in the tub, and the damaged hardwood floor are all required to be identified during the PDI.
Here is another way to look at it.
Lets say that
after you move into the home with some furniture and appliances you notice a scratch on the hardwood floor, damage to the kitchen counter, and some damage on the front door - then would the builder be responsible at that time? The answer is no.
The PDI rep will likely have some green painter tape to help identify issues for repair after the PDI. Don't be bashful, ask for what ever you need to mark issues.
Focus on counters, cabinets, cabinet doors, hardwood floors, stairs, walls, ceilings, tubs, sinks, the front door, the garage door, the garage man door, etc. Look for cracks, chips, scratches, dents, etc. Point out anything that looks poor or below average, anything from outlets that are not straight to a dent on the furnace cover.
Unlock, open, close, and lock each window and check them for good operability and damage or cracks.
Check the door in each room to confirm that it opens, closes, and latches properly. Also the door should not swing closed or open by itself and if the hinges screech the they are likely not installed properly, IE. - out of alignment.
Use your senses during the inspection process -
Feel the tubs, counters, and other surfaces for scratches, paint splatter, etc. that may be hard to see.
Look carefully at kitchen counters and other surfaces,
use the light in the room and look at them from different angles.
At sinks turn on the water, feel for hot and cold water. Check the stopper function at bathroom sinks, then with your hand feel under the drain of the sink to see or feel any moisture on your hand. Use your flashlight to check for leaks or damage under or in cabinets.
Flush each toilet.
Make sure you have all your upgrades.
As issues are found
make sure the PDI Rep notes each issue.
NOTE - The PDI is not the time to bring in a professional to do a "home inspections" to "inspect" the home. This will distract you from the important issues noted above.
For more information
carefully review the Construction Performance Guidelines on Tarions website
here.
For my forum advertisement, information, and some interesting articles go
here.
For customer comments and feedback go
here,
and here.
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