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Residential Construction Performance Guidelines

Builders have their standards to which they will build whether formalized in a document or kept in their head. These standards are affected by the reputation they desire, the level of callbacks they are willing to accept, the size of their business, the individual field supervisors, the profit motive, the construction schedule, and countless other factors that shape human performance. This is where quality issues get some attention.

Most big builders publish there own guidelines (read your contract!) while small builders may not. Those builders without their own custom performance guidelines may use those of the National Association of Home Builders. If you want your own copy it can be purchased through BuilderBooks.com at http://store.builderbooks.com/cgi-bin/builderbooks/620 (Or Google "Residential Construction Performance Guidelines"). These guidelines are a good starting point to use when inspecting a house and for choosing which battles to fight when it comes to getting things fixed. They deal mostly with the finished product, as well as cosmetic items (see FAQ for discussion of cosmetic items). The guidelines give you, the client, a perspective on how much you can reasonably demand of your builder and help you distinguish between an item that absolutely should get rectified and one that borders on "getting a bit picky". As these standards basically address the quality of the finished product they are not backed up by the IRC (code).

Below are excerpts from the guidelines for some of the more common areas of concern:

• "Settling of ground around foundation walls, over utility trenches, or in other filled areas shall not interfere with water drainage away from the home."
• "Minor cracks in concrete floors are normal. Cracks exceeding 3/16" or 3/16" in vertical displacement shall be repaired if the slab is in conditioned space or the crack interferes with the installation of finish flooring."
• "Cracks in poured concrete walls shall not exceed 1/4" in width."
• "Squeaks caused by a loose subfloor are unacceptable, but totally squeak-proof floors cannot be guaranteed."
• "Walls shall not bow more than 1/2" out of line within any 32" horizontal measurement, or 1/2" out of line within any 8 foot vertical measurement."
• "Windows should require no greater operating force than that described in the manufacturer's."
• "A doorknob, deadbolt, or lockset should not stick or bind during operation."
• "Trim shall not separate from the house by more than 1/4"."
• "Siding trim accessories shall not separate from caulking at windows or other wall openings during the warranty period."
• Masonry & Veneer: "Cracks visible from distances in excess of 20 feet or larger than 1/4" in width are not acceptable."
• Exterior trim: "Joints between exterior trim elements, including siding and masonry, shall not result in joints opened wider than 1/4". In all cases, the exterior trim shall perform its function of excluding the elements."
• Exterior trim: "Splits wider than 1/8" are considered excessive."
• Exterior trim board: "Bows and twists exceeding 3/8" in 8 feet are considered unacceptable."
• "Roof sheathing shall not bow more than 1/2" in 2 feet."
• "Asphalt shingles shall overhang roof edges by not less than 1/4", and not more than 3/4" unless the manufacturerer's instructions indicate otherwise."
• "Nails shall not loosen from roof sheathing to raise asphalt shingles from surface."
• "Nail heads shall be sealed."
• "Holes from construction activities shall be flashed or sealed below the asphalt shingle tab to prevent leakage. If the patch is visible form the ground, the shingle should be replaced."
• "Cracks and chips in surfaces of bathtubs and sinks are considered excessive if they are visible from 3 feet in normal lighting conditions."
• "Receptacle or switch covers should not protrude more than 1/16" from the adjoining wall surface."
• "Some infiltration is usually noticeable around doors and windows, especially during high winds. No daylight shall be visible around the frame when the window or door is closed."
• "When the contractor installs the door frame and door, the door edge shall be within 3/16" of parallel to the door jamb."
• "Doors shall not swing open or close by the force of gravity alone."
• "...After finishing, nails and nail holes shall not be readily visible from a distance of 6 feet under normal lighting conditions."
• "Gaps between mitered edges in trim and molding shall not exceed 1/8" at the time of installation."
• "...solid surface countertops shall be free of scratches visible from 6 feet under normal lighting conditions."
• Countertops: "Chips greater than 1/32" in width are considered excessive."
• Gypsum Wall board: "Any blemishes that are readily visible from a distance of 6 feet under normal lighting conditions are considered excessive."
• "Drywall cracks greater than 1/16" in width are considered excessive."
• "Gaps between strip hardwood flooring boards shall not exceed 1/8" in width at the time of installation."
• Wood Flooring: "Lippage greater than 1/16" is considered excessive."
• "Stoops and steps shall not settle, heave, or separate in excess of 1" from the house structure."
• "Cracks in a concrete garage floor greater than 3/16" or 3/16" in vertical displacement are considered excessive."