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re: DR Horton new construction framing finds by home inspector
Posted on 4/27/24 at 11:52 pm to Obtuse1
Posted on 4/27/24 at 11:52 pm to Obtuse1
Finding a contractor and subs that can actually do the quality work, especially when it comes to mason and woodwork is easier said than done. I have been in homes built by some very reputable SLA custom builders and have seen lots of subpar work.
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Posted on 4/28/24 at 7:10 am to SulphursFinest
quote:
DSLD and DR Horton don’t even belong in the same sentence. DSLD is still cookie cutter, but it’s much better build quality and reputation
My mom just bought a new house from DSLD in Abita. I walked thru it several times while being framed and electrical and plumbing rough ins and was impressed at the build quality. They skimp on many other things and make the homeowner pay extra for them such as cat 5 cable to TVs, countertop up grades, can lights in ceiling, outdoor fan etc.
This post was edited on 4/28/24 at 7:11 am
Posted on 4/28/24 at 7:14 am to BabyTac
quote:
I’d think the average time owning a DR Horton home is 5 years or less so who cares. If you’re looking for your lifetime ownership in a mass produced house, you deserve what you get.
Publicly traded company that games flood and planning regulations and does not sell houses at a discount.
These are the coolie cutter houses you hear about. There shouldn’t be construction issues
Posted on 4/28/24 at 7:14 am to GatorPA84
Worst builder in the state of Florida.
Posted on 4/28/24 at 7:32 am to magicman534
Yeah I’ve been in one (DSLD) for 5 years. Probably selling in 2 years. Has been a great first house for me. They definitely go cheap on paint and doors and light fixtures, but that’s also why they are affordable.
I paid $113/sqft, and looking at the prices now it’s going to be hard to want to build anything else
I paid $113/sqft, and looking at the prices now it’s going to be hard to want to build anything else
Posted on 4/28/24 at 8:18 am to hikingfan
DR Horton is the subject of several lawsuits in Louisiana over quality and water intrusion issues.
Posted on 4/28/24 at 8:27 am to hikingfan
Thread title needs work
Posted on 4/28/24 at 6:19 pm to Obtuse1
The people down-voting our posts have likely never owned or done work on a home built in that era.
Honestly, they are mostly a mess.
Lumber was much better, but that's about it.
Honestly, they are mostly a mess.
Lumber was much better, but that's about it.
Posted on 4/28/24 at 6:23 pm to VetteGuy
We live in a custom home built in the 70s. I do think the materials and construction is better on this house than most new houses today other than high end custom homes.
But you also have 50 year old plumbing, electrical, foundation etc. I've spent a small fortune in maintenance on this place.
But you also have 50 year old plumbing, electrical, foundation etc. I've spent a small fortune in maintenance on this place.
Posted on 4/28/24 at 6:29 pm to fallguy_1978
I was mainly talking about 30s, 40, 50s stuff.
70s is more "modern era" , IMO.
70s is more "modern era" , IMO.
Posted on 4/29/24 at 6:24 am to ronricks
quote:There are still builders out there who care. I hired one to build my last house, told him up front I’d be checking it every day, his answer…good. Only red tagged one board in the whole house, a 2x4 stud with a split which wasn’t a support stud, probably would have been just fine, but out she went.
Buy a home built between 1920 and 1950. They were built by actual craftsmen who cared about and valued their work not by low iq people who can’t even speak basic English or do basic multiplication or addition etc.
Posted on 4/29/24 at 6:44 am to BabyTac
quote:
I’d think the average time owning a DR Horton home is 5 years or less so who cares. If you’re looking for your lifetime ownership in a mass produced house, you deserve what you get.
I could not disagree more. They are in the same industry as home builders who do not do these things...the authority having jurisdiction should enforce the codes equally. they do not, it is not even close. DR Horton should be banned from doing business ANYWHERE...most states will not allow licensing to remain in effect when you have 1/10th the complaints that DR Horton gets...yet for some reason they are allowed to build these shitty arse houses and consumers, no knowing any better, continue to buy them. I take your point but it impacts the entire housing market, housing prices and values are based on location and to a lesser degree levels of finish, not quality of workmanship, especially in fundamental phases like foundations and framing.
This is a good example of why licensing by the state and inspection by local authorities is a silly notion. First off the state is not qualified to say who is and who isn't qualified...if you doubt this watch the way people drive and consider that the state said they were qualified. The same is true of local inspections....they are not liable for anything they miss, what is the point? The point is revenue....and jobs....it is not to protect the consumer from shoddy work or even dangerous work...and it leads to all manner of corruption and other ill shite that impacts everyone, not just current buyers.
I was an electrical contractor for years and my employees were union. Most of the inspectors in Georgia were once union electricians, many still are. They are almost universally far more critical of the work done by union electricians because, and I have been told this many, many, many times by multiple inspectors...that union electricians know better than to do work that way. It is a silly idea for the state to license any profession and a silly idea for local authorities to inspect anything....they are not qualified and have no skin in the game.
Posted on 4/29/24 at 6:45 am to hikingfan
Dr Horton is to home builders as Entergy is to electrical utilities.
Posted on 4/29/24 at 6:47 am to teke184
quote:
Horton is the bottom tier of tract home builders but even whale shite like them needs to meet minimum standards.
If the inspector keeps turning up shite like this, which is why there is a lawsuit around Lafayette, that should be reason to pull their permits.
They have more lawyers than they do subcontractors. They will find a judge somewhere who will lift any sanctions while they case is being worked out. They will be allowed to continue to build because banks are involved. Eventually the local authority will back down or come to some sort of agreement because of pressure from government officials interested in expansion of the tax base. If they were building 10 houses a year they'd have been ran out of business in the first few months doing the type of work they do.
Posted on 4/29/24 at 6:49 am to kengel2
quote:
If the houses are passing the ahj inspections then those parish/city inspectors need to be held accountable as well. There is no way they are inspecting all those homes.
It is a rare thing indeed for the AHJ to have any liability for anything missed and given the wages paid to inspectors in every jurisdiction sanctioning or firing one is almost unheard of because it is a shitty job that pays bupkus....
Posted on 4/29/24 at 7:12 am to BabyTac
quote:
I’d think the average time owning a DR Horton home is 5 years or less so who cares. If you’re looking for your lifetime ownership in a mass produced house, you deserve what you get.
DR Horton has homes in Houston selling for $500k to a mil. I had no idea Dr Horton was building houses like that.
Posted on 4/29/24 at 7:16 am to Rize
quote:
DR Horton has homes in Houston selling for $500k to a mil. I had no idea Dr Horton was building houses like that.
They have a luxury brand. Basically they have four brands. Entry level, moderate, luxury, and retirement.
They're more well known for the first two.
Posted on 4/29/24 at 7:19 am to Obtuse1
quote:
Those have their own set of issues.
You can get a high-quality house built today you just can't go in asking for the most square footage at the cheapest price per foot. Just being frank that is the way most houses are built today.
Tract or spec houses built today are plagued with the same quality issues that have plagued such housing forever. A structure is only as good as the buyer insists it be....building codes are, for the most part, meaningless. They are a bare minimum and are often detrimental to the end product....arc fault breakers jump to mind immediately as does whole house surge arrestors. At the end of the day IF you are paying someone to build something for you it is incumbent upon you to make certain it is done in a manner that suits you...which would include satisfying the bare minimum required by the AHJ. The problem is, especially in residential construction but it is true to some extent in commercial and industrial construction, the buyer has no idea what right looks like and assumes the local authority does. They do not. They are paid squat and have no liability (no skin in the game). They act as if they are experts, however, going through plan reviews and nit picking standard practices while not having the experience or knowledge to find things that are blatantly incorrect...and their pretending to be experts leads the public into a false sense of security.
I am in the process of permitting a timber frame shop and pavilion. I have a PE on board but the design is mine. Specs call for green ungraded SYP timbers, a building practice in the south for HUNDREDS OF YEARS. Again, have PE on board...a licensed professional in the state of Georgia. The county is balking, insisting that the timbers be graded, which is of course nearly impossible and, if it is done, consists of a person who has taken a 40 hour online course to come out and "inspect" the timbers to determine, among other things, the species and moisture content (they are green, they are what they are...and the moisture content in ALL wood eventually reaches equilibrium with the environment it is in no matter how dry it may have been at one time). There is nothing magical about a grade stamp or a paper trail supporting the grading of lumber...a pine tree is a pine tree. I have a PE on board, I have 40 years experience in the construction industry and I know what a pine tree looks like. It is the magical stamp which means nothing more than someone who took a 40 hour online course says it is a pine tree that really matters. This is how backward the system is. Companies like DB Horton can do all manner of ill shite and lawyer up and berate the AHJ into submission....an individual, with as good credentials as anyone involved, has to jump through hoops to do something that has been done for hundreds of years. It is ridiculous....and it has not happened organically, it is by design.
Posted on 4/29/24 at 7:31 am to Obtuse1
quote:
You can build a home in 2024 that will have life longer than your home it is just a matter of being willing to pay for it and find the right architect, engineer, GC, and subs to do the work.
It is not necessary to hire ANY of the professionals above IF you are competent to do the work yourself....but good luck with that. Most localities will make it nearly impossible. I am developing our "forever" home as we speak....and the county will permit it BUT I can't sell it or rent it for 24 months. Not that I intend to but the only reason this is a thing is people like DB Horton whined for years about the competition....not about quality of work or anything of the like, they simply did not like competing with individuals building spec houses. Folks have been building shite themselves for far longer than states have been licensing people to do it....
One of the biggest issues is the actual lumber used in that 1922 built home. It was, most likely, built from green lumber that was milled locally of local species, whatever that species is. The IBC has only existed 24 years. Lumber grade makes started in 1923 and was not codified until the early 70s. While the mechanical systems are no doubt antiquated that green lumber is as sound 102 years later as it was the day some old boy walked into the woods with a saw and fell the tree that produced it. The difference today is it would most likely be cut in the PNW, rough cut, kiln dried , which does nothing but make it easier to mill (all wood eventually equilibriates) and shipped across the country. At some point in time an employee of the mill that produces it "inspects" in and a grade stamp is applied....and that magical stamp is the ONLY difference between it and what it was when it was rough cut....but local authorities insist on that magical stamp. It is silly, but it is required almost universally.
Posted on 4/29/24 at 7:32 am to fallguy_1978
quote:
They built our starter house. There wasn't a 90 degree angle in that place
Houses are built from dimensional lumber. If it was 90 degrees when it was installed it is never going to stay that way
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