Note to Peter Gilgan, President of Mattamy Homes.

Peter:

Hope this finds you well and making more money.  I just got back from Washington – lovely city with some fine old homes.  Homes with character and quality.  Homes that have stood the test of time, unlike your 20-year-old Edgemere.  But that is another issue.

I just wanted to tell you that I replaced the window – you know which window.  The one that never opened or closed properly so it was jammed closed permanently.  The one your installing company came over to repair and never did, even though it was supposed to be fixed after the PDI.

Frustrated, I decided to give it a go myself and between my brother-in-law and myself, we came to the conclusion that no manner of shaving the sides would fix it.  It had been installed incorrectly from day one.  A point that was quite evident to anyone, including non-professional window installers.  This was confirmed when the replacement window went in.

Well, I bit the bullet and brought in a PROFESSIONAL window installer who knew what he was doing, unlike those who installed the windows originally.  Even put in the insulation that had been missing.  Nice job.

So, I just wanted to let you know and invite you over to see what a PROFESSIONALLY installed window system looks like.  Since you sold your 20-year-old Edgemere for demolition, you might want to check out these windows before you build again.  Unlike yours, they are guaranteed for life.  Funny how you can get windows guaranteed for life but not in a new Mattamy Home.

Just speaks to quality I guess.  Too bad they might outlive my house.

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* The above is intended to show the reader examples of how to obtain a house inspector, no matter which builder you buy from. Remember, awards and advertising are designed to make you buy, not ensure you quality. We’ve shown that awards are not the standard on which to base your decision on. My use of my experiences are not made to embarass Mattamy Homes or Peter Gilgan but, are used because they are based on fact and show the larger picture that a house inspector is a requirment when buying a house, new or old from any builder. My experience only shows that in fact it can happen and is a fact of life. Your experiences with Mattamy may have differed but do not preclude what happened to me from happening again. Beware.

Do you know how to do a PDI or house inspection?

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As previously noted, a builder might not want you to have a house inspector with you on your PDI and, some inspectors prefer to come at a later date so they have more time to get into the construction of your home.  So, what should you do on your PDI if you are alone or accompanied with your spouse, favourite uncle, etc.

One, bring your own paper, pen and digital camera to make notes and document anything you bring up.  Just because the builder has an impressive clipboard and pad of paper doesn’t mean all what you note will be recorded.  And remember, don’t be put off by the builder who states that cosmetic issues are not part of the TARION PDI.  You want all this stuff on record for future reference and, you don’t want the builder saying you caused the scratches, damage etc.  I know someone who had beautiful wood floors that were damaged by the movers.  But, what if the scratches were there before the movers and you have no documentation.  Then you are caught between a rock and a hard place.

DOCUMENT EVERYTHING VIA PAPER AND PICTURE AND DON’T LET THEM PUSH YOU.

Here is a NON-INCLUSIVE listing from Tarion on what to check on your PDI.

DAMAGED, INCOMPLETE OR MISSING and OPERATING CONDITION
• Windows, side lights and other glazing. Window
and door screens
• Windows, interior and exterior doors (including
garage overhead door). Door locks
• Bathtubs, sinks and toilets • Faucets: kitchen, bathroom, laundry room
• Bathroom accessories, if provided • Exhaust fans (kitchen, bathrooms), if provided
• Mirrors, countertops and cabinetry • Electrical outlets and fixtures
• Flooring (hardwood, vinyl, ceramic tiles, carpeting) • Gas fireplaces, incl. circulation fans, if provided
• Interior finishes and trim carpentry • Heat Recovery Ventilation system, if provided
• Furnace • Heating system
• Hot water heater, if provided (not a rental) • Hot water heater, if provided (not a rental)
• Exterior finishes, driveways, walkways, decks and
landscaping are complete
• Air conditioning system, if provided and if
conditions permit

Of course, look at cosmetic issues and Tarion does recommend checking these off as the builder may/will blame the movers or you once you move in.

Now, here is a list from a house inspector.  With them, you get a much more in-depth inspection but, it can wait for the 30 day, as long as you do your homework on the PDI.

structural components including foundation and framing, including probing a representative number of structural
components where deterioration is suspected or where clear indications of possible deterioration exist.

exterior wall covering, flashing and trim.                                       

exterior doors.

attached decks, balconies, stoops, steps, porches, and their associated railings.       

eaves, soffits, and fascias where accessible from the ground level.

vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to
adversely affect the building.

walkways, patios, and driveways leading to dwelling entrances.

roof covering.     

roof drainage systems.           

roof flashings.       

skylights, chimneys, and roof penetrations

interior water supply and distribution systems including all fixtures and faucets.

drain, waste and vent systems including all fixtures.                       

water heating equipment.

vent systems, flues, and chimneys.                               

fuel storage and fuel distribution systems.

drainage sumps, sump pumps, and related piping.

electrical service drop.                                               

electrical service entrance conductors, cables, and raceways.

electrical service equipment and main disconnects.                       

electrical service grounding.

interior components of electrical service panels and sub panels.       

electrical conductors.

electrical overcurrent protection devices.                  

a representative number of installed lighting fixtures, switches, and receptacles.       

ground fault circuit interrupters.

installed heating equipment.       

heating vent systems, flues, and chimneys

installed central and through-wall cooling equipment.

interior walls, ceilings, and floors.                                

steps, stairways, and railings.

countertops and a representative number of installed cabinets.       

a representative number of doors and windows.

garage doors and garage door operators.

insulation and vapor retarders in unfinished spaces.       

ventilation of attics and foundation areas.

mechanical ventilation systems.

fireplace system components.       

fireplace vent systems, flues, and chimney

and, the list doesn’t stop here but, I ran out of space..
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Mattamy Homes – some of their traits are well known – hire a house inspector to find them

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Well, for those of us in the GTA (Greater Toronto, Ontario area), we’ve just gone through a weekend of mayhem with the G20 and for others, they may have gone through a weekend of house buying.  Both had their ups and downs but, unlike the world leaders at the G20 who had 14, 000 police officers to look after them, you as a homebuyer had few options.

Bob Aaron, a lawyer and columnist for the Toronto Star and a member of the Tarion board, wrote an article regarding a couple who bought a house and ended up with “more than $85,000” in repair costs to bring it up to code. 

What, no prior house inspection? 

 No, they depended on a “Sellers Property Information Statement”(SPIS), which the court deemed adequate and, because they were caught up in a “hot real estate market”, they took the deal – foregoing a house inspection, as recommended by their agent.  Ah yes, you want the house no matter what.  A real sellers dream.

Now, you say – this is a resale and not a Mattamy and since it was an old house, they are right to lose by not having an inspection.  What about a 6-year-old house?  Is that old enough for an inspection?

On my house I showed that Mattamy did not follow code in terms of electrical work and thus put my children at risk.  Something the house inspector would find.  He would have noticed a few more things as well.  You see, doesn’t matter if it is an old house or a new house – depending on who is selling it, you might very well have problems.  Problems you will be stuck with.  My gag order prohibits me from telling you mine but, here are a few Mattamy specials.

Here is one person who is suffering from a wet basement in a 6-year-old house.  He had an inspector attend and the following was discussed:

“As with the purchase, one of the conditions was a Home Inspection, and many of the local guys were good enough to answer my questions and try their best to accomedate my short notice. All I can say is being that this is my 3rd home purchase it is nothing short of the best few hundred spent. Yes they were certified, registered etc… and he managed to find the usual Mattamy traits, sagging windows, improper shingle flashing, missing drain spouts or too short. Poor adhesion of, and cracking caulking or missing caulking on windows (wow even my previous other 20year old home had better caulking), and roof nailing points etc etc..yet he was impressed at how solid the home was for a 6 yr old.”

Sagging windows and too short downspouts – sounds familiar to me.  But, you notice the inspector stated, “usual Mattamy traits”.

And: “Unfortunately Mattamy Homes, specifically in Milton, has been negligent regarding grading between homes because they do not often provide a proper swale to direct water away from the sides of the home. Mattamy Homes in Cambridge and Brampton, and most other builders do a far better job with grading between homes than Mattamy in Milton. “

Well, I can talk about the grading at my house.  Mattamy had my two next door neighbours at a higher elevation and my backyard was graded towards my house.  Now, I’m no engineer but have taken hydrology and to my understanding, water will seek a lower level and flow downhill.  Tell me if I’m wrong Mattamy. 

Anyways, I was able to have a decent talk with the grader and he agreed with the fact that the Mattamy specs just weren’t up to snuff and he at least graded my yard towards the swale and gave me a couple of more inches of soil to ensure I didn’t end up with a swamp during rainstorms.  As you know, based on the electrical problem, etc, I certainly was not going to depend on the Town of Oakville building inspector.  For more on grading, see the blurb at the end done by Andy Shaw, a house inspector.

So, as I mentioned, you don’t have the same assistance the G20 people did so make good use of the help you can get.  A good real estate lawyer and a professional house inspector.  Both will reduce the negative impact of home ownership.  Also troll the internet for useful stuff to understand the problems people face and what some of the solutions are.  Make sure you double-check the solutions and get professional advice on them as we all know – home remedies aren’t necessarily the best in the long run.  I sometimes think Mattamy uses home remedies based on the fact they can’t seem to fix things right. 

 I know from my own experience and from reading points like the following:

“I have several pictures of mold behind the vapor barrier in my 2-year-old home. When I pointed it out to Mattamy, they said they would fix the issues with the vapor barrier. They have tried to paint my pillars out front 3 times and botched it up all 3 times…. No way would I let them anywhere near this issue. I researched the problem and fixed it properly. “

 

So, on a used house don’t just depend on the SPIS and, on a new house, please don’t depend on the builder to really be up front with you.  The experience I and others have had with Mattamy only proves the point. 

Grading article:

Lot grading not done yet ?? Then read this.

by Andy Shaw – March 9th 2010.

Proper lot grading is vital for the long term health of your home. Often, during year end warranty inspections I find lot grading issues that are difficult to repair. Plus, builders often dump gravel between homes before the grading ( swale ) is done properly. These problems contribute to chronic moisture conditions caused by water leakage and dampness through the basement foundation walls. This can also contribute to sump pump failures, sewer backups, ponding on your lot, and foundation settlement issues.

The basics are simple. The lot grade must always slope away from your home without negatively effecting the adjacent home. In between homes, there must be a V-shaped “swale” that directs water away from both homes to the front or to the rear of the home. This V-shaped “swale” must be well defined before the gravel is placed between the homes.

As well, the Ontario Building Code requires that your foundation must extend not less than 150 mm or 5 7/8 inches above finished ground level. This keeps siding, bricks, stucco and other similar materials above grade.

Often during inspections the slope of the lot grading is towards the house, yet only a few inches of foundation is visible above grade. This creates a huge problem because the simple fix, adding soil near the house and sloping the lot away from the house, is now not possible. In cases like this the whole yard should be re-graded to fix the problem.

All I can say is this –

1) Don’t allow your builder to dump gravel between your homes unless there is a well defined V-shaped swale directing water away from both homes towards the front or rear of the lot.

2) Don’t allow your builder to lay sod down unless you can see that the lot is graded in a way that will direct water away from your home without negatively effecting other homes.

3) Don’t allow your builder to grade too high up on your foundation wall. You must be able to visually see a minimum 5 3/4 inches of your foundation walls.

4) Before your builder installs the window wells, confirm that the weeping tile ( a black pipe full of gravel ) is exposed and under each basement window.

5) Don’t have your A/C systems installed until after the lot grading has been done. This will interfere with the people doing the lot grading and create a low area under and around the A/C unit.

Andy Shaw – 905 876 4761
Halton Home Inspection Service

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Before you buy – check the forums

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So, you’ve decided that the time is ripe to buy into your first home. You’ve looked at the places your friends have bought, read the somewhat exaggerated advertising, reviewed who got the dubious awards, and have kind of picked the area you’d like to live in and bring up a family. (I’m talking about buying a home, not a specualtor’s investment here).

You may have picked out a lawyer to look after your legal demands and hopefully, have decided to hire a house inspector to guide you through the perils of buying a home and ensuring it is fit to house your family.

What else is there? Good research is a start and a visit to various forums will help you. There are a lot of forums out there (some listed on my sidebar) that will give you a good perspective of just what is out there and the problems you may experience.

Not all is negative and they also promote the positive aspects of a community but, people also use them to ask for help from neighbours and professionals. And, like anything, take it with a grain of salt. Broaden your research if you see something just to make sure it is valid.

I could use any forum but I will use the Hawthorne Villager Forum as an example.

The following topics were discussed:

Flickering CFL Light Bulbs – is this normal?

Dryer Duct Leaking – ever happened to you?

Grading your lot – what to look for before moving in

Basement windows – are they properly located

These are just a few of the things you will read about in a forum and are of importance to you in your new home.

New homes are perfect and sometimes, are probably worse than a resale in some instances.  In my case, illegal wiring putting my children at risk.  My first home, a Townwood, I don’t think home inspectors were around then or at least willing to do a new home.  On my second I passed hiring a house inspector – a grave mistake.  So read the forums, learn about issues and how to handle them and, you may also see why I suggest hiring a home inspector on a new house.  A few hundred up front or a few thousand down the road. 

Your choice.

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Does Mattamy Homes discriminate???

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Some feel that my blog is too negative towards Mattamy but, considering how they have treated not only myself but others, it is hard to be kind.

Here is one link though that shows what Mattamy is capable of – just trying to figure out how to motivate them to this unbelievable height.

If you go to “Cool Ravings” you see that Mattamy did the following for a homeowner:

What Mattamy has done post move in is this:

• Rebuilt or cultured stone fireplace. (it was too big)
• Re-shingled our roof. (wrong colour)
• Re-painted our interior (poor paint job)
• Installed missing coach lights outside.
• Added missing brick over window and door on front of house. (They had flashing in place)
• Re installed our hardwood flooring in main hall and re installed the ceramic tile in garage to powder room areas.
• Turned our French doors around in our office/den because they opened into the dining room rather than the office as per the plan.  This also meant that the transition on the floor needed to be changed going from hardwood to carpet.  So they’re putting in a granite threshold for us.
• Plus a multiple of patch/fixes throughout the house that are almost all taken care of.

Myself, I’d love to tell you how my case was treated but can’t due to the GAG ORDER.  You’ll note, if you visit their blog, that they feel that the trades are to blame for the problems and that Mattamy has been good to them.  This, I am glad to see.  But it raises the question:  if they can do good for this homeowner, what happened to the rest of us?  I know in my case, they broke the law, so they won’t be too forthcoming with corrective work based on what their lawyers have probably told them.

But what about those I have had comments from?  Why not them?

In my Bully Boy Blog, two homeowners are obviously being shafted royally, which you can read from the comment section.  One with window problems (hey, I understand you there on that) and another on water stain problems.  It appears, from the comments that Mattamy is squealing like a pig and trying to slide under the responsibility fence concerning these problems. 

So, why would these two people be discriminated against in terms of good service in comparision to Cool Ravings.  What’s the secret??

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U.S.A. – Not immune to Mattamy experience

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My attention was drawn recently to a Youtube video produced by an unhappy Mattamy Homes owner in Minnesota.  I guess Free Trade ensures we Canadians aren’t the only ones affected by poor Mattamy quality.

  This video focuses on the quality of installed windows.  I have some empathy regarding this as I have a window that never worked properly and Mattamy really did nothing to fix it.  Why?  The whole frame was put in crooked and thus the window doesn’t work and the installer couldn’t be bothered coming back to totally replace the entire window structure. 

One reason to have a house inspector monitor the construction is, so you can prevent things like this or at least have them fixed before the house is finished.  I hope you take the time to look at the video as it does give you some insight into why things should be fixed quickly and not left.  The resulting water damage etc is something this homeowner will have to live with.  Mattamy thinks nothing of just forging ahead and then maybe disrupting your entire life with drywall dust, etc and try to fix it later.  And they call this a professional build?

 “Mattamy’s mission is to put our customers first. We constantly innovate and strive for continual improvement in all aspects of our business. We are known for our attention to detail in all aspects of building finely-crafted homes and people oriented communities. We’re also known for providing customer value by always assessing what people are getting for their money. We don’t believe people should pay for things they don’t want.”

The above is their own words.  After reading this blog, do you really believe they follow their own policies?  They may talk the talk but do they walk the walk?

And, just to show you that this family isn’t alone, visit the following links and videos to see just how bad some Mattamy Homes are.  Obviously not those polled by JD Powers.

Poor roofing (long but to see all flapping shingles, need to see it full length):

http://www.youtube.com/watch?v=GL4wKGF2ldk&feature=related

Poor workmanship and lack of customer service:  http://www.thoughts.com/sharonfryer/blog/mattamy-fairwinds–176940/

Kanata Mistake:  http://www.facebook.com/photo.php?pid=6732273&o=all&op=1&view=all&subj=2386893935&aid=-1&id=843310036&oid=2386893935

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Mattamy Homes – putting it to the retirees!!

Eileen of Brampton made an interesting comment on my last post (at end of this post) regarding the quality of a Mattamy home.  She and her husband bought a Mattamy home based on the fact they felt it was well built.

They bought the house about 6 years ago and within three years, the 5 casement windows and large patio door are already showing condensation within them.  Now, I don’t know about you but, windows only lasting 6 years and showing condensation damage.  Little odd here.

Mattamy of course is off the hook because they aren’t the original owners ( I guess Mattamy only helps out those who buy a new house from them) but what I find interesting is that the manufacturer will not warranty as  they “don’t give any guarantee on this grade of window”.  So, we are paying premium money for a Mattamy home and they are putting in cheap windows that can’t last 6 years – not one, not two but five and a patio door.  I’d tell you more but Mattamy has a gag order on me.

So folks, here we have a builder saving money by putting in windows that even the manufacturer won’t guarantee.  God only knows what they will be putting in houses with the economy the way it is now.  Maybe window frames wrapped in plastic sheeting???  I can only say that if your”re buying a house, from Mattamy or any builder, consider hiring a house inspector to look after your interests.  I’m with Eileen’s husband – I’ve never heard of well manufactured and properly installed windows failing in 6 years.  Have you???

 

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We bought a Mattamy house in Fletchers Meadow, Brampton, three years ago. We thought at the time that the house was well built, but recently we noticed that five large casement windows and the patio door had condensation in them. Mattamy said that they only guaranteed the windows for the orginal owner. This house is only six years old and we will have to pay for new windows and installation. The manufacturer said they don’t give any guarantee
on this grade of window. My husband was in the building trade (carpenter) for fifty years (before he retired) and he said he has never known windows to fail at this age. We now have to spend money we can’t afford on something that Mattamy should cover. We would never buy another Mattamy home and we would warn other potential buyers to be beware.