Nevada

Performance
Guidelines
Aug 31, 2009
Residential Construction Performance Guidelines Manual as accepted
by the Nevada State Contractors Board on October 1, 2002.
Modifications were accepted by the Nevada State Contractors Board on
August 31, 2009.

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 Voluntary Residential Construction Performance Guidelines

NOTICE TO CONTRACTORS AND HOMEOWNERS

The Nevada State Contractors Board (NSCB) suggests contractors and homeowners
review the following Voluntary Residential Construction Guidelines concerning issues that
may arise over the quality, appearance, suitability or performance of residential
construction. These guidelines may provide helpful information and guidance in the
avoidance of issues between contractors and homeowners; however, the guidelines are not
to be viewed as regulations, procedures, or standards adopted by the NSCB. The guidelines
are intended for use as a reference guide only and should not be considered to create, alter,
modify, eliminate or change in any way, the contractual rights and duties of the contractor
or homeowner. Further, they are not intended to create, alter, modify, eliminate or change
any warranties, periods of warranty, or remedies that may pertain to the contractual
relationships between the contractor and homeowner.

The guidelines are general in nature, and are not to be relied upon as legal
authority. The guidelines are not intended to override any applicable building code, nor do
the guidelines require that a contractor surpass any applicable code. Use of these
guidelines will not alleviate the application of, or compliance with any applicable building
codes, contractual language, plans and specifications, scope of work, or any applicable
guidelines that may be adopted by any regulatory agency. Contractors and homeowners
are advised to consult their contracts, plans and specifications, scope of work and any
applicable building codes initially to resolve any issues that may arise over construction. If
after consulting these sources, the contractor and homeowner are unable to resolve a
construction issue, the NSCB suggests they consult these guidelines and attempt to resolve
the issue through application of the particular section, which may set forth the standard of
care and skill ordinarily used in the residential construction industry. Where plans and
specifications are included in the contract documents that exceed the voluntary
performance guidelines contained in this booklet, those plans and specifications supersede
the voluntary guidelines outlined herein.

By encouraging contractors and homeowners to apply these guidelines, the NSCB is

not endorsing or creating a standard, duty, right or obligation inconsistent with applicable
building codes, plans or specifications or other applicable contractual rights or obligations
of the parties. No liability or violation of a duty or standard of care shall result by a
contractor’s or homeowner’s decision not to apply these guidelines.

The guidelines are set up in an easy, simple to use format. Each section deals with
specific, commonly encountered residential construction issues and suggests ways of
handling a particular ISSUE. Each guideline states a “Possible ISSUE”, “Performance
Guideline”, “Homeowner Responsibility”, “Contractor Responsibility”, and finally
“Comments”. These suggestions for performance and resolution may greatly assist
homeowners and contractors in avoiding costly litigation. If a particular issue is not found
within the guidelines, it does not mean it should not be addressed. Contractors and
homeowners are encouraged to work together in resolving any residential construction
issues, and use these guidelines where applicable. In the event resolution is not possible,
contractors and homeowners may always seek independent legal advice from qualified
counsel.

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 TABLE OF CONTENTS

INTRODUCTION .............................................................................................................. 5

Purpose of this Manual: .................................................................................................... 5

How to use this Manual: ................................................................................................... 5

Definitions of Terms Used:................................................................................................ 6

Some Common Mistakes Made by Homeowners: ............................................................. 8

PERFORMANCE GUIDELINES.................................................................................... 11

Cabinets & Vanities ........................................................................................................ 11

Carpeting ......................................................................................................................... 13

Decks & Balconies - Concrete.......................................................................................... 14

Decks & Balconies - Wood ............................................................................................... 15

Driveways, Walkways & Concrete Patios....................................................................... 15

Drywall ............................................................................................................................ 17

Electrical.......................................................................................................................... 19

Exterior Ironwork............................................................................................................ 22

Exterior Painting & Stains ............................................................................................. 22

Insulation:........................................................................................................................ 25

Exterior Wall Finishes: ................................................................................................... 25

Masonry & Veneer........................................................................................................... 25

Plywood or Other Veneer Siding..................................................................................... 26

Stucco............................................................................................................................... 27

Tongue & Groove Wood Siding........................................................................................ 28

Vinyl or Aluminum Lap Siding ....................................................................................... 29

Wood & Hardboard Lap Siding ....................................................................................... 30

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Wood Shake Siding.......................................................................................................... 30

Fireplaces and Decorative Gas Appliances..................................................................... 31

Floors & Ceilings ............................................................................................................. 33

Foundations ..................................................................................................................... 34

Waterproofing & Vapor Barriers .................................................................................... 36

French Doors & Other Exterior Doors ............................................................................ 36

Grounds: Irrigation and Landscaping............................................................................. 37

Heating, Ventilating and Air Conditioning Systems...................................................... 41

Interior Ceramic Tile....................................................................................................... 46

Interior Countertops........................................................................................................ 47

Interior Doors .................................................................................................................. 48

Interior Marble, Granite & Stone ................................................................................... 49

Interior Stairs.................................................................................................................. 51

Mirrors & Shower Doors ................................................................................................. 52

Overhead Garage Doors .................................................................................................. 53

Plumbing.......................................................................................................................... 54

Roofing Materials ............................................................................................................ 56

Roofs – Structural Components ...................................................................................... 59

Skylights .......................................................................................................................... 59

Vinyl Flooring .................................................................................................................. 60

Windows & Patio Doors................................................................................................... 62

Yard Grading ................................................................................................................... 63

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 INTRODUCTION

Purpose of this Manual:

This manual provides a user-friendly guide that is easy to understand and easy to put in
use by the homebuilder, contractor, homeowner, manufacturer, etc. concerning the
responsibilities of maintaining a home. This manual will define what constitutes
acceptable performance guidelines in the residential construction industry by all parties
involved in the construction, sale and maintenance of a home in the State of Nevada.

The criteria set forth in this manual are only minimum performance guidelines for quality,
workmanship and product performance. All efforts should be made to solve any problems
that may arise in the course of a typical residential construction project. This manual is in
no way intended to take the place of, or substitute for, any warranty offered by an involved
party. It is separate and stands alone from any manufacturers’ warranties that apply to
any materials and products used in the project. It is simply a guide to assist in any issues
that may occur in the life of a home. Issues selected for the manual are those most
frequently referenced by the homeowner and the contractor.

The scope of responsibilities is specific to each of the parties involved and is a clear
agreement between those parties pertaining to quality, workmanship and product
performance.

How to use this Manual:

The manual is divided into clear and easy to understand chapters. Each Performance
Guideline is divided into five additional parts:

• Possible Issue: A description of the noticeable defect or potential problem.

• Performance Guideline: The specific criteria of acceptable workmanship.
• Homeowner Responsibility: Responsibilities of the homeowner.
• Contractor Responsibility: Responsibilities of the contractor.
• Comments: An explanation of any associated factors pertinent to the efforts,
performance guidelines, or the homeowner or contractor responsibilities.

The construction process requires all work to be done in compliance with locally approved
and applicable building and other related codes that cover construction. If a conflict does
arise between the performance guideline manual and any locally approved codes, the code
requirements may take precedence over the guidelines. In addition, the application of these
standards with regard to new residential construction and any residential remodeling
projects is required.

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Definitions of Terms Used:
After Market: A product or service that is purchased by the homeowner and either
installed by the homeowner, or a contractor hired by the homeowner, in or around the home
after the original contractor has completed his work. For instance, examples of after
market projects include: a patio, deck, backyard lanai, swimming pool, landscaping and
window tinting.

Color Variation: The color of the installed material may not exactly match the samples
used in the selection process. This is due to normal dye lot variation that occurs during the
manufacturing process.

Contractor: The company named in the contract to provide the service or product to the
original contractee. The contractor is responsible for the work assigned in the contract,
regardless of who actually performed the work needed. The exception would be in the case
where the homeowner contracted a project to a party outside of the original contract, which
then transfers the responsibility to that party and their warranty.

Customer: See Homeowner.

Defect: A failure to meet the construction performance guidelines, which include: quality,
workmanship and product performance as set forth in this agreement.

Home: The actual dwelling: single family and multi-family residence, condominium, town
home or pre-manufactured Uniform Building Code (UBC) home.

Homeowner: The original buyer of the product or service in the contract. The
responsibility of the homeowner is to review the contract and verify that it has accurately
represented his/her expectations for the finished product. After the homeowner closes
escrow, the homeowner becomes responsible for the routine maintenance and general
upkeep. As noted in these guidelines, the contractor is not responsible for certain repairs
that fall within the homeowner’s maintenance responsibilities. For instance, if the
homeowner selects others to provide certain services that are outside of the original
contractor’s control then the responsibility may fall on the outside party to determine the
cause and remedy the problem. In addition, if the homeowner chooses to install products in
or around the home and a problem occurs after proper installation, the homeowner will
have to work with the manufacturer to resolve the issue.

Manufactured Appliances: Refers to the equipment in and around the home that have
applicable manufacturer’s warranties and/or manufacturer’s specifications for installation,
maintenance, use and performance. Manufacturer related problems attributed to the
materials used, the manufacturing process or failure to perform as defined by the
manufacturer’s warranty is the responsibility of the manufacturer.

Manufacturer: Manufacturers warrant numerous residential construction components that

may fall outside the contractor’s responsibilities, such as the types of roofing, flooring,
siding, kitchen appliances, furnaces, air conditioners, decorative gas appliances, windows
and the like. The contractor may not be responsible for the performance of the product if it

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was installed per manufacturer’s specifications, so if a problem does occur, the homeowner
may have to deal directly with the manufacturer to resolve the issue. Unless otherwise
specified, the contractor’s responsibility may end once they provide the homeowner with the
appropriate information to contact the manufacturer.

Performance Guideline: The specific criteria of acceptable workmanship, quality and

product performance. The criteria set forth in this manual are minimum standards.

Warranty: A warranty or assurance to the homeowner, from the builder or contractor, that
describes the guidelines to which the product or service will be performed, how long the
guidelines will apply, what to do if the warranty is not met and what the homeowner’s
responsibility is in the form of maintenance to keep the warranty intact. In some cases, if
alterations/adjustments are made or maintenance is not kept up to date by the homeowner,
these actions may void the warranty.

Warranty Term: The period in which a warranted defect must occur in order to be covered,
and is also that period which begins on the effective date of the warranty. For new
residential construction that period may be referred to as “During the warranty period”, “At
the time of walk-through”, “According to the manufacturer’s specifications or
recommendations”, “At the close of escrow”, or “Once during the warranty period”. When
the period is related to a remodeling project it may be referred to as: “At the close of
construction”, “During the manufacturer’s warranty period”, “Upon acceptance of the work”
or “During the warranty period”.

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Some Common Mistakes Made by Homeowners:
1) Irrigation System Sprinkler Heads Continuously Spray Against the Home:

Irrigation sprinkler heads that spray against the wood siding, masonry or stucco
walls could lead to rotted walls and leaching of the color from the stucco coating.

Note: All irrigation spray must be directed away from the home. The homeowner
should make monthly visual inspections to keep the sprinkler heads adjusted as to
not hit the home. Lawn maintenance with power mowers and edgers can and will
change the direction of the sprinkler heads and allow them to hit the home. In
addition, as the landscape materials grow the spray heads may need to be raised or
relocated to avoid any excessive over spray that may occur.

2) Excessive watering to Landscaping:

Moisture in the soil will act just like an irrigation system. Overwatering causes
moisture to stay in the soil longer and will eventually penetrate the wall or overflow
onto sidewalk or driveway. The issue that rises from over watering is the
appearance of Efflorescence over time. Taking advantage of the watering schedule
suggested by the Water District, not planting too close to the home or property walls,
and avoiding planting materials that have high watering requirements will help
with excessive water penetration and the appearance of Efflorescence.

3) Installation of Solar Screens to the Outside of the Windows:

Installation of solar screens to the exterior of the window can cause water
infiltration through the framing and could void the manufacturer’s warranty on the
window and/or exterior wall material. Care must be taken when mounting the
screens and should only be installed by qualified professionals.

4) Tinting of Multi Pane Windows:

Multi pane windows, also know as double-glazed and insulating windows consist of
two or more panes of glass that are separated by an air space that is usually 5/8”
thick. The air space is so tightly sealed that no air can enter nor leave the space.
This is the insulating factor. By installing a tinting film on the window, the rays of
the sun are reflected back into the air space which in turn causes excessive heat
build-up between the panes of glass and the likely rupture of the seals. Once the
insulating value is lost, due to the improper installation of the window tinting, the
manufacturer’s warranty on the window will become void.

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5) Alteration of the Finished Grades Around the Home:

The homeowner must give special attention to prevent erosion, maintain the grading
contours, avoid blocking the drainage design patterns and incorporate the original
design patterns into any landscape improvements. The proper slope and drainage
swales must be maintained to keep any water flow away from the home. Avoid any
improvements that alter the design pattern since these may cause water damage to
the home that will be the responsibility of the homeowner.

If there is an Architectural Review Committee who must approve the landscape

plans for your yard, keep in mind that their review will not take into account the
drainage functionality of your landscape design/plan. Typically, they check to
ensure that your plans meet the guidelines established by Community Management
and nothing more. Maintaining proper drainage is the responsibility of the
homeowner.

6) Adding Concrete Walkways or Patios to the Areas Around the Home:

Proper design and installation measures must be taken when adding concrete
walkways and patios. The proper slope must be incorporated in the walkway or
patio to ensure that no water is allowed to backup or flow towards the home;
possibly causing damage to the structure. A minimum of two inches or code
requirement from the bottom of the weep screed to the top of the walkway or patio
should be maintained to allow the building structure to weep moisture from the
exterior clad. Not doing so, may void the contractor’s warranty and become the
responsibility of the homeowner.

7) Improper Attachment of Structures to the Home:

These structures include a lanai, deck or deck trellis or other shading structures or
devices that are attached to the home (i.e.: satellite dishes, etc). Qualified
professionals can provide structures that are the proper design and type that will
insure watertight connection to the home. Avoid any “add-on structures” that are
improperly installed to the exterior of the home. As time passes, water will find its
way into the home and may cause damage. Proper flashing and/or caulking should
be applied as necessary. Improper attachment to the home may void the warranty
offered by the contractor towards the integrity of the original structure.

8) Walking on the Roof:

Roofs are not designed to be walked on. In addition to being a slip and fall hazard,
carelessness can cause damage to the roofing materials and roof leaks.

9) Hanging Ceiling Fixtures from an Existing Light Fixture Box:

The light fixture boxes that are supplied in the home are specifically designed for
hanging light fixtures. Ceiling fans have a special mounting box that requires a
different mounting system. If a ceiling fan is hung from an existing light fixture box,
over time the fan’s vibration and weight can cause the entire installation to pull

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 away from the ceiling. This will cause a very hazardous situation and shall void
both the contractor’s and the manufacturer’s warranty.

10) Turning off the HVAC when your way from home:

The HVAC system is what controls the climate of the home. If the home experiences
extreme climate conditions during the summer or winter, the home will experience
severe expansion and contraction events. This can cause tile and drywall to crack,
wood to warp, etc. This is not recommended by either the contractor or the
manufacturer.

11) Cutting down the sewer cleanouts below grade:

The sewer cleanout and back water values are added to help plumbers break up
stoppages and help prevent property damages due to sewer overflow. The
homeowner should refrain from cutting the sewer cleanout below grade and burying
them in landscaping. The caps should never be removed to allow the pipes to
breath. The homeowner is responsible for maintaining the sewer laterals and
cleanouts. For more information on proper sewer maintenance and/or information
regarding proper disposal of waste (i.e.: cooking grease, medications), you can
contact the local water reclamation district.

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 PERFORMANCE GUIDELINES

Cabinets & Vanities

POSSIBLE ISSUE #1:

QUALITY OF WORKMANSHIP ON CABINET AND VANITY MOLDINGS
Performance Guideline: All joints should fit within a 1/16 of an inch or less unless
otherwise specified and be securely attached. Splices should meet a minimum of 8
lineal feet to all edges. Moldings should fit securely and be level and plumb.
Homeowner Responsibility: Homeowner should report joints that do not meet the
Performance Guideline to the contractor at the homeowner walkthrough or upon
discovery by the homeowner.
Contractor Responsibility: Contractor should repair as necessary during the
warranty period.
Comments: Contractor should make all reasonable efforts to match existing
materials as closely as possible; however, the contractor may not be required to
guarantee an exact match of either texture or color as a later lot may not match the
original. Some woods naturally contain more sugars. Overtime these sugars
caramelize and will cause the wood to darken. This is a natural occurrence and
cannot be controlled. This can make it difficult or impossible to produce a
replacement component that exactly matches the color of existing aged cabinets.

POSSIBLE ISSUE #2:

CABINET/VANITY SURFACE HAS A COLOR VARIANCE
Performance Guideline: Cabinets should have a uniform appearance in color and
texture. Color can differ with wood grain variations and stain lots. Excessive
variation is not acceptable. It is not unusual for the color of installed cabinets to be
slightly different from the samples shown at the time of selection.
Homeowner Responsibility: Report excessive color variances to the contractor
within the warranty period. Follow the manufacturer recommendations for care and
maintenance of the cabinets/vanities.
Contractor Responsibility: Contractor should make all reasonable efforts to match
existing material, texture, or color as closely as possible.
Comments: It is a natural occurrence for wood products to have a variety of colors
and grain textures. Surfaces may tend to slightly "yellow" due to exposure to
sunlight after prolonged periods. Wood products may also lighten or darken
naturally over time.

POSSIBLE ISSUE #3:

CABINET/VANITY MALFUNCTIONS
Performance Guideline: Cabinet and vanity doors, drawers, and other operating
parts should function properly. A warped door or drawer up to 1/8 inch in 30 inches
may be considered acceptable.
Homeowner Responsibility: Report any cabinet/vanity malfunctions to the
contractor within the warranty period.

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 Contractor Responsibility: Contractor should repair, adjust, or replace operating
parts as required within the warranty period.
Comments: Misuse by the homeowner such as overloading drawers, or hanging or
leaning on doors may void the warranty.

POSSIBLE ISSUE #4:

CABINET/VANITY FINISH IS WEARING OFF
Performance Guideline: The cabinet/vanity surface finish should not wear off under
normal use during the warranty period.
Homeowner Responsibility: Homeowner should follow the manufacturer
recommendations for the care and maintenance of the cabinets/vanities.
Homeowner should dry the cabinets when they get wet and avoid using solvents or
other harmful chemical agents, as they may damage the cabinet finishes.
Contractor Responsibility: The contractor should correct or repair the deteriorating
finish one time during the warranty period.
Comments: Cabinet finishes are not waterproof and if exposed to moisture
repeatedly may be damaged. This is especially true with cabinets in wet areas such
as: sinks, tubs, wet bars, etc.

POSSIBLE ISSUE #5:

GAPS BETWEEN THE WALL/CEILING AND THE CABINET/VANITY
Performance Guideline: Gaps between ceilings and walls that exceed 1/8 inch are
not acceptable. Gaps between matched door edges that exceed parallel alignment by
more than 1/8 inch in 30 inches or the uniformity of any door edge gap in comparison
to any other that exceeds 1/8 inch are not acceptable. Tops of cabinet doors must be
in the same horizontal plane, within 1/8 inch.
Homeowner Responsibility: Report excessive gaps during the warranty period.
Contractor Responsibility: Contractor should reposition/reinstall, repair, or replace
to meet the above standard once during the warranty period. Any gap should be
caulked.
Comments: None

POSSIBLE ISSUE #6:

CABINET/VANITY DOORS ARE WARPED
Performance Guideline: A warped door up to 1/8 inch may be considered acceptable.
Cabinet doors should be in the same horizontal plane, within 1/8 inch. Voids or open
knots should not be on the outside of cabinet unless special effect is requested.
Homeowner Responsibility: Homeowner should follow the manufacturer
recommendations for the care and maintenance of the cabinets/vanities.
Contractor Responsibility: Contractor should repair, adjust, or replace the door or
drawer face as needed during the warranty period.
Comments: Slight warping of cabinet doors and drawer faces can be expected due to
the expansion and contraction of the wood from moisture variation. Homeowner
misuse or lack of regular maintenance may void the warranty.

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Carpeting

POSSIBLE ISSUE #1:

COLOR VARIATION OR COLOR FADING IN THE CARPETING
Performance Guideline: The color and texture should be uniform at the time of the
original installation, however some amount of fading is unavoidable when carpet is
exposed to sunlight.
Homeowner Responsibility: Report color variation to the contractor at the time of
walk through and/or closing.
Contractor Responsibility: Contractor should not install faded carpet or defective
materials. Defective material should be replaced to the first natural break.
Contractors who install carpeting should resolve issues regarding manufacturing
defects with the manufacturer.
Comments: If any carpet needs to be replaced the original dye lot may not be
available. Normal dye lot variation occurs between each mill run in the
manufacturing process so repairs done at a later date may not match exactly.
Contractor will make all reasonable efforts to match existing materials as closely as
possible, however, the contractor may not guarantee an exact match of either
texture or color. Carpets may slowly lose some color due to natural and artificial
forces in the environment.

POSSIBLE ISSUE #2:

COLOR FADING IN THE CARPETING
Performance Guideline: Not applicable unless cause is determined to be due to
manufacturer’s defect.
Homeowner Responsibility: Maintain per manufacturer specifications.
Contractor Responsibility: None.
Comments: All carpets will slowly lose some color due to natural and artificial
forces in the environment.

POSSIBLE ISSUE #3:

NAILS OR TACK STRIPS PROTRUDING THROUGH THE CARPETING
Performance Guideline: All nails and tack strips should be completely set. Tackless
carpet should be tightly stretched and securely attached to the tack strip at all
perimeters. Bubbles or ripples should not be visible in the carpet.
Homeowner Responsibility: Report any protruding nails or tack strips to the
contractor during the warranty period.
Contractor Responsibility: Contractor should repair as needed during the warranty
period.
Comments: Nails and tack strips should not protrude in any way that would allow
them to be felt through the carpet fibers in normal use. The carpet thickness can
also affect whether or not the nails and tack strips are felt. You should be able to
walk across transitions from tile to carpet in traffic areas without shoes and not feel
the nails of the tack strip.

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POSSIBLE ISSUE #4:
SEAMS VISIBLE OR SEPARATION OCCURS IN THE CARPETING
Performance Guideline: All properly installed carpet seams are visible to some
degree depending upon the type, color, location, light exposure and installation of
the carpet. Seams that have gaps, overlap or excessive separation do not meet the
performance guideline. Excessive seams will not be accepted.
Homeowner Responsibility: Report excessively visible seams, or seam separations to
the contractor at homeowner walk through and/or closing.
Contractor Responsibility: Contractors who install carpeting will be expected to
resolve problems regarding manufacturing defects with the manufacturer on behalf
of the owner, if the contractor was responsible for the sale, and/or selection of the
carpeting and repair during the warranty period to meet the performance guideline.
Comments: None

POSSIBLE ISSUE #5:

SPOTS ON CARPETS (paint, dirt, etc.)
Performance Guideline: All carpeting should be spot-free at the walk through.
Homeowner Responsibility: Notify contractor of spots at the time of the walk
through and/or closing. Maintenance and care of all carpeted surfaces becomes the
responsibility of the homeowner at the time of close.
Contractor Responsibility: Clean spots that are reported by the homeowner at the
time of walk through. This repair will only occur once.
Comments: None

Decks & Balconies – Concrete

POSSIBLE ISSUE #1:

PONDING OR STANDING WATER ON DECK OR BALCONY SURFACE
Performance Guideline: Water should drain away from deck and balcony. Standing
water exceeding ¼ inch after a 24 hour period is unacceptable in warm climates.
Expect slower drying times in cooler climates (i.e.: snow and ice events will exceed
the drying time per the performance guideline).
Homeowner Responsibility: Homeowner should notify contractor of issue.
Homeowner should make sure that any drains or scuppers are free and clear.
Contractor Responsibility: Contractor should make necessary repairs and take
appropriate action to insure proper drainage.
Comments: All deck surfaces adjoining a structure are required by code to drain
away from the structure at a minimum of ¼ inch per foot in the first 30 inches.
Contractor will make all reasonable efforts to match existing materials as closely as
possible; however, the contractor does not guarantee an exact match of either
texture or color.

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Decks & Balconies – Wood

POSSIBLE ISSUE #1:

WOOD DECK IS SPRINGY OR SHAKY
Performance Guideline: All structural members in a wood deck should be sized and
fasteners spaced in accordance with applicable building codes or a higher standard if
agreed upon by the owner and the contractor. Decking should be firm and stable.
Homeowner Responsibility: Report the issue to the contractor.
Contractor Responsibility: Contractor should reinforce, repair or replace the deck as
necessary during the warranty period.
Comments: None

POSSIBLE ISSUE #2:

WOOD DECK IS UNEVEN OR NOT LEVEL
Performance Guideline: No point on the deck surface should be more than 1/2 inch
higher or lower than any other deck surface point within 10 feet on a line parallel to
the home.
Homeowner Responsibility: Report the deck issue to the contractor.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: None

POSSIBLE ISSUE #3:

DECKING BOARDS ARE SPLIT, CUPPED OR WARPED
Performance Guideline: Decking boards should be installed in a manner that will
prevent of splitting, cupping or warping.
Homeowner Responsibility: Report splitting, cupping or warping of the decking
material to the contractor. Homeowner must properly maintain wood product by
cleaning and periodically sealing.
Contractor Responsibility: Contractor should repair or replace decking boards as
necessary during the warranty period.
Comments: None

Driveways, Walkways & Concrete Patios

POSSIBLE ISSUE #1:

CONCRETE IS CRACKING
Performance Guideline: Cracks in excess of 1/8 inch width, and 1/8 inch vertical
displacement or compound cracks are not acceptable. Cracks up to ¼ inch in width
are acceptable for sidewalks. Note: Control Joints are placed in driveways, garages,
and sidewalks to help control the crack location.
Homeowner Responsibility: Homeowner should notify contractor of cracks that
exceed the guideline. Maintain proper drainage in the area around the driveway or
walkway so that soil is not washed away from beneath the concrete.
Contractor Responsibility: Contractor should repair cracks up to 1/8 inch with
approved materials in a workmanlike manner during the warranty period. If

8-31-09 15
 vertical displacement or compound cracking is present, the affected area should be
replaced. Cracks in sidewalks that exceed ¼ inch may require the affected area to
be replaced.
Comments: Trees planted too close to a concrete driveway or walkway posses the
potential for the root structure to undermine or heave the concrete thus causing
cracks. Heavy vehicles, such as RV’s can also cause cracks due to their excessive
weight. Tree roots need to be watched so that they are not under the driveway or
walkway. Homeowner should notify contractor of "excessive" weight issue with an
RV or heavy vehicle before or during the sale. Heavy RV’s should not be driven or
parked on driveways.

POSSIBLE ISSUE #2:

SPALLING OR PITTING OF CONCRETE
Performance Guideline: Concrete should not deteriorate to the extent that the
aggregate is exposed or the aesthetics are destroyed under normal use and weather
conditions.
Homeowner Responsibility: Homeowner should not apply chemicals (such as
melting products, fertilizers, etc.) to the concrete. Keep irrigation away from the
concrete surfaces.
Contractor Responsibility: Contractor should take corrective action to repair or
replace the effected area during the warranty period.
Comments: Under normal use and weather conditions, the concrete should not
deteriorate. Contractor may not be responsible for damage caused by chemicals
applied by others and/or concrete damaged by excessive watering. If repairs are
required, contractor will make all reasonable efforts to match existing materials as
closely as possible; however, the contractor does not guarantee an exact match of
either texture or color.

POSSIBLE ISSUE #3:

PONDING OR STANDING WATER ON CONCRETE SURFACES
Performance Guideline: Water must drain away from foundations, walkways, and
driveways. Standing water in excess of 1/8 inch for more than one hour and/or any
standing water 24 hours after rain ceases is unacceptable in warm climates. Expect
slower drying times in cooler climates (i.e.: snow and ice events will exceed the
drying time per the performance guideline).
Homeowner Responsibility: Homeowner should notify the contractor.
Contractor Responsibility: Flood walkway or driveway with water, wait one hour
and check for ponding. Contractor should make necessary repairs during the
warranty period.
Comments: Contractor may not be responsible for damage caused by chemicals
applied by others and/or concrete damaged by excessive watering. Irrigation should
not undermine the concrete. Performance Guideline remains the same regarding
water ponding in garages due to a “driving rain”. If repairs are required, contractor
will make all reasonable efforts to match existing materials as closely as possible;
however, the contractor does not guarantee an exact match of either texture or color.

8-31-09 16
POSSIBLE ISSUE #4:
SETTLING OR HEAVING OF STOOPS OR STEPS
Performance Guideline: Settling or heaving of stoops or steps in excess of a 1/4 inch
is unacceptable
Homeowner Responsibility: The homeowner is responsible to maintain the shrubs
and trees around the steps and stoops to help prevent any extra settling or heaving.
Notify the contractor if the settling or heaving exceeds the performance guideline.
Contractor Responsibility: The contractor should repair or replace the stoop or step
if it is out of compliance to the performance guidelines and within the warranty
period.
Comments: Trees planted too close to a concrete step, stoop, or walkway posses the
potential for the root structure to undermine or heave the concrete. Overwatering
the vegetation can also cause the soils to settle or swell. It is the homeowner’s
responsibility to control their watering schedule.

POSSIBLE ISSUE #5:

SETTLING OR HEAVING OF Masonry (Brick) DRIVEWAY / WALKWAYS
Performance Guideline: Some settling of the masonry driveway should be expected.
Settling or heaving in excess of a 1/4 inch is unacceptable.
Homeowner Responsibility: The homeowner is responsible to maintain the shrubs
and trees around the driveway or walkways to help prevent any extra settling or
heaving. Notify the contractor if the settling or heaving exceeds the performance
guideline.
Contractor Responsibility: The contractor should repair the affected area of the
driveway or walkway if it is out of compliance to the performance guidelines and
within the warranty period
Comments: Variation in the masonry or brick colors should be expected. In time
weather can cause oxidation and shade changes. Color variations or changes are not
covered under warranty.

Drywall

POSSIBLE ISSUE #1:

FLASHING JOINTS ARE VISIBLE THROUGH DRYWALL
Performance Guideline: All joints should be installed in such a manner that they
will blend with the surrounding textures or paints, installed at the time of close, and
should not be noticeable under natural lighting conditions.
Homeowner Responsibility: Report any visible flashing joints in the drywall to the
contractor.
Contractor Responsibility: Contractor should repair as needed during the warranty
period.
Comments: If repairs are required, contractor will make all reasonable efforts to
match existing materials and textures as closely as possible, however, the contractor
does not guarantee an exact match of either texture or color.

8-31-09 17
POSSIBLE ISSUE #2:
CROWNED JOINTS ARE VISIBLE THROUGH THE DRYWALL
Performance Guideline: Crowned joints should not exceed 1/8 inch within 8 feet as
measured with a straight edge placed over the center of the joint.
Homeowner Responsibility: Report any visible crown joints in the drywall to the
contractor.
Contractor Responsibility: Contractor should repair as necessary during the
warranty period.
Comments: Contractor will make all reasonable efforts to match existing materials
as closely as possible; however, the contractor is not required to guarantee an exact
match of either texture or color.

POSSIBLE ISSUE #3:

RIDGING IS VISIBLE THROUGH THE DRYWALL
Performance Guideline: Ridging should not be noticeable under natural lighting
conditions.
Homeowner Responsibility: Report any visible ridging in the drywall to the
contractor.
Contractor Responsibility: Contractor should repair as needed during the warranty
period.
Comments: Contractor will make all reasonable efforts to match existing materials
as closely as possible; however, the contractor may not guarantee an exact match of
either texture or color.

POSSIBLE ISSUE #4:

NAILS POPPING THROUGH THE DRYWALL
Performance Guideline: No nail pops should be visible.
Homeowner Responsibility: Report any visible nail pops in the drywall to the
contractor.
Contractor Responsibility: Contractor should repair as needed during the warranty
period.
Comments: Nail pops are detected fairly early. Some may occur over a period of
time due to expansion and contraction of building materials and may be the
homeowner’s responsibility after the warranty period. Contractor will make all
reasonable efforts to match existing materials and textures as closely as possible;
however, the contractor does not guarantee an exact match of either texture or color.

POSSIBLE ISSUE #5:

STRESS CRACKS ARE VISIBLE THROUGH THE DRYWALL
Performance Guideline: Stress cracks should not exceed 1/16 inch in width.
Homeowner Responsibility: Report stress cracks that exceed the Performance
guideline to the contractor with in the first year. Hairline cracks, less than 1/16 of
an inch are acceptable.
Contractor Responsibility: Contractor should repair as needed during the warranty
period. Contractor will make all reasonable efforts to match existing materials as
closely as possible, however, the contractor does not guarantee an exact match of
either texture or color.
Comments: Stress cracks may reappear throughout the life of the house.

8-31-09 18
POSSIBLE ISSUE #6:
CEILING SAGS
Performance Guideline: Ceiling should not sag more that 1/4 inch with in 8 feet.
Homeowner Responsibility: Report drywall sagging that exceeds the Performance
guideline to the contractor.
Contractor Responsibility: Contractor should repair as needed during the warranty
period.
Comments: Contractor will make all reasonable efforts to match existing materials
as closely as possible, however, the contractor may not guarantee an exact match of
either texture or color.

Electrical

POTENTIALLY HAZARDOUS SITUATIONS SHOULD BE CORRECTED BY A

PROPERLY LICENSED ELECTRICAL CONTRACTOR IMMEDIATELY.

The minimum Guidelines in the electrical field should be in compliance with the technical
provisions of the National Electrical Code of the National Fire Protection Association and
the local amendments, in the form approved by the authority having jurisdiction at the
time of construction.

POSSIBLE ISSUE #1:

ELECTRICAL OUTLET, SWITCHES, OR FIXTURES MALFUNCTION
Performance Guideline: All receptacles should carry normal household loads
without overheating or tripping the breaker. All light fixtures should work properly
without overheating.
Homeowner Responsibility: Care should be taken not to overload receptacle circuits.
Check for damaged cords or appliances being used. All light fixtures must have the
correct size light bulbs. Oversize light bulbs can cause damage to the light fixture
and the wiring to it.
Contractor Responsibility: Have electrical contractor check the loads on the
receptacles and troubleshoot lighting circuits during the warranty period. Tighten
all electrical connections as applied during the warranty period.
Comments: Loads, such as vacuum cleaners, drills, saws and similar items
connected to the same circuit with lighting will cause lights to flicker. Light bulbs
are sensitive to voltage. Higher voltage makes the bulb brighter and lower voltage
will make it dim. When the above mentioned loads are added to the circuit the
voltage drops momentarily due to the inrush amperage and will cause the bulb to
blink of flicker. The same thing will occur when the Air Conditioner condenser turns
on. The Air Conditioning condenser is a load that is connected to both phases and
affects the loads on both phases. Flicker is normal.

POSSIBLE ISSUE #2:

HVAC BREAKER TRIPS
Performance Guideline: Under normal operation the A.C. unit should not trip its
breaker.

8-31-09 19
 Homeowner Responsibility: Check the A.C. unit for any debris, which may be
blocking airflow or obvious damage to unit. Reset breaker; if breaker continues to
trip, call for service.
Contractor Responsibility: Have electrical contractor check the breaker size (should
be maximum size allowed) and check applicable electrical connections for tightness
during the warranty period. If the electrical circuit is ok, the A.C. contractor should
check the condenser unit for proper operation during the warranty period.
Comments: None

POSSIBLE ISSUE #3:

ELECTRICAL RECEPTACLES OR SWITCHES STICK OUT FROM WALL SURFACE
Performance Guideline: All devices should fit snugly against the wall.
Homeowner Responsibility: Check to see if the cover plate is loose; if so, tighten
plate screws.
Contractor Responsibility: Electrical contractor should repair all outlets not flush
with wall during the warranty period.
Comments: In some cases, it not the device that is at fault. Due to different types of
texture, some covers will not be fully flush. If this is the case, there is no issue with
the receptacle or switch.

POSSIBLE ISSUE #4:

CEILING FAN VIBRATES EXCESSIVELY OR IS NOISY
Performance Guideline: Ceiling fans should operate smoothly and quietly within the
requirements identified by manufacturers. They may normally have some minor
vibration but should not interfere with normal operation.
Homeowner Responsibility: If this is a fan purchased and installed by the
homeowner, you should call a professional to make sure the installation is proper.
Contractor Responsibility: If the ceiling fan was furnished and installed by the
contractor, the contractor should repair or replace as needed during the warranty
period. Contractor should check the blades to see if they are fastened tightly to the
fan body and the fan body is fastened to the ceiling properly. Weights can be used
on the blades to help balance it. A small amount of movement is acceptable. If the
ceiling fan was not furnished by others and installed by the contractor, the
contractor should check the blades to see if they are fastened tightly to the fan body
and the fan body is fastened to the ceiling properly during the warranty period.
Comments: Balancing for ceiling fans is not the responsibility of the contractor if
the fan is furnished by others.

POSSIBLE ISSUE #5:

ELECTRICAL CIRCUIT FAILS TO CARRY ITS DESIGNED LOAD
Performance Guideline: Electrical wiring in homes should never overheat and the
over current protection (breaker) should be large enough to carry the designed load.
Homeowner Responsibility: Watch for excessive breaker tripping or any signs of
overheating. Write down the equipment or appliance being used when the breaker
tripped, as well as what other loads were in use on the circuit. Report them to the
contractor.
Contractor Responsibility: The electrical contractor should check the panel for
proper size on all breakers and check all connections for signs of overheating during
the warranty period.

8-31-09 20
 Comments: For example, 20 Ampere Receptacle and Light circuits are designed to
carry 16 amperes per the National Electrical Code. Loads that add 10 to 12 amperes
to a circuit that is already using 10 or 12 amperes may trip the circuit breaker to
protect the circuit wiring.

POSSIBLE ISSUE #6:

FUSES BLOW OR CIRCUIT BREAKERS TRIP
Performance Guideline: Fuses and circuit breakers should not blow or trip under
normal operation.
Homeowner Responsibility: Homeowner should visually check the load on the
circuit to make sure it is not overloaded e.g. too many items plugged into one circuit,
etc. Write down the equipment or appliances being used when the breaker tripped
as well as what other loads were in use on the circuit.
Contractor Responsibility: The electrical contractor should check the load on the
fuse or breaker and test the circuit for any defects. Replace fuses or breakers as
needed during the warranty period.
Comments: Fuses and circuit breakers are safety devices designed to protect the
conductors and the loads being served. If repeated tripping occurs, do not attempt to
replace a fuse or circuit breaker with a higher rated one. This would create a
hazardous situation. Per code, homes are installed with an ArchFault breaker. This
breaker is usually installed in bedrooms and is extra sensitive to tripping.

POSSIBLE ISSUE #7:

GROUND FAULT CIRCUIT INTERRUPTER (GFCI) TRIPS FREQUENTLY
Performance Guidelines: They are safety devices used to protect people from
electrical shocks. These devices are very sensitive and are designed to trip well
below the level necessary to cause injury.
Homeowner Responsibility: Check to see if the G.F.C.I. is tripping for a reason. For
instance, if the same device or small appliance trips a G.F.C.I. every time it is used,
then the small appliance is probably defective and should not be used. If exterior
receptacles are tripping, check to make sure that the covers are closed and no
landscape water is being sprayed on them. Also check to see if landscape lighting,
water features and decorative fountains are plugged into G.F.C.I circuits and are not
causing the circuit to trip. Write down the equipment or appliance being used when
the breaker tripped.
Contractor Responsibility: If the G.F.C.I. keeps tripping for no apparent reason,
then an electrical contractor should test it for proper operation and replace it if
necessary during the warranty period.
Comments: G.F.C.I. should be tested by the home owner per the manufacturer’s
instructions.

POSSIBLE ISSUE #8:

TELEVISION CABLE HAS WEAK SIGNAL OR NO SIGNAL
Performance Guideline: Type RG-6 cable is installed from the service entrance box
directly to each outlet (no splitters on system) or from a structured media center to
each outlet (no splitters on the system). Each cable should be free from damage.
Homeowner Responsibility: Check your television set for proper operation, maybe
with an antenna or connecting it to another cable. Call your cable provider to make
sure you have service and they are not experiencing any difficulties.

8-31-09 21
 Contractor Responsibility: Within the residence, defective cable or cable connectors
should be repaired as required during the warranty period by appropriate means.
Comments: Signal strength may need to be checked or adjusted by the cable
provider.

POSSIBLE ISSUE #9:

TELEPHONES NOT WORKING PROPERLY
Performance Guideline: Phone lines should be free from damage.
Homeowner Responsibility: Check your phone; try another phone on the same line.
Bypass any answering machines or other devices on same line. Make sure phone
cords are all plugged in securely and are not damaged. Contact phone provider to
see if service has been discontinued.
Contractor Responsibility: Within the residence, repair any damaged phone lines or
outlets during the warranty period by appropriate means.
Comments: None

Exterior Ironwork

POSSIBLE ISSUE #1:

RUSTED EXTERIOR IRONWORK
Performance Guideline: Ironwork exposed to the elements and maintained properly,
should not exhibit rust or signs of deterioration during the warranty period.
Homeowner Responsibility: Homeowner should notify contractor.
Contractor Responsibility: Ironwork should be primed, painted, and free of chips
and defects at the homeowner walkthrough and/or closing. Contractor is not
responsible for lack of maintenance or misuse by the homeowner during the
warranty period.
Comments: Direct sprinklers away from ironwork and do not chip or scratch the
ironwork. Homeowner is responsible to check ironwork every 3 months for rust and
damage and repaint as necessary.

Exterior Painting & Stains

POSSIBLE ISSUE #1:

EXTERIOR CAULKING DETERIORATES OR CRACKS
Performance Guideline: Caulking may deteriorate or crack over time. Caulking
breaks in the bead should not have any gaps or pulling-away from surface.
Homeowner Responsibility: Report any deterioration of the caulking to the
contractor. The homeowner must regularly maintain caulking over the life of the
home after the warranty period.
Contractor Responsibility: Contractor should provide properly installed caulking
where it is required. Repair to Performance guideline during the warranty period.
Contractor should demonstrate proper caulking technique and repair during the
warranty period.

8-31-09 22
 Comments: Caulking is commonly used throughout the interior and exterior of the
home as sealant or cosmetic filler. Even properly installed caulking will deteriorate,
shrink and crack with normal exposure to the elements, wear, and aging or from
movement of the materials it is adhered to. Damage to the home can be slow and
difficult to detect. Water intrusion can become a costly repair if the caulk is not
properly maintained.

POSSIBLE ISSUE #2:

EXTERIOR HAS NOTICEABLE PAINT COLOR OR SHADING VARIATIONS
Performance Guideline: Paint should be applied per manufacturer
recommendations and should cover all surfaces to which it is applied and be uniform
in color.
Homeowner Responsibility: Report any noticeable paint color or shading variations
to the contractor at the homeowner walkthrough and/or closing.
Contractor Responsibility: Contractor should repaint affected areas once during the
warranty period. Contractor will make all reasonable efforts to match existing
materials as closely as possible; however, the contractor does not guarantee an exact
match of either texture or color.
Comments: In the event that touch up painting is needed, the sheen (luster) of the
paint may vary from the sheen of the other areas of the walls. This is a normal
occurrence during the time the touch up coat is drying to its final sheen. Dirt and
debris on the exterior of the home in areas that are not landscaped can also affect
the ability to match the paint. These areas, during rain fall cause excess dirt to
stick to the house paint and stain.

POSSIBLE ISSUE #3:

EXCESSIVE COLOR VARIATIONS IN STAINED EXTERIOR WOODWORK
Performance Guideline: Stain should be properly applied to all woodwork per
manufacturer recommendations and should cover all areas to which it is to be
applied.
Homeowner Responsibility: Report any excessive color variations in the stained
exterior woodwork to the contractor upon visual inspection at the time of
walkthrough and/or closing. Follow the manufacturer recommendations for the care
and maintenance of the woodwork over the life of the home. Notify the contractor.
Contractor Responsibility: Re-apply stain as needed during the warranty period.
Contractor will make all reasonable efforts to match existing materials as closely as
possible; however, the contractor does not guarantee an exact match of either
texture or color.
Comments: With natural wood products, color and grain patterns may vary
noticeably. Colors will change over time depending on the amount of exposure to
sunlight. Other variations can be due to the way the stains and sealing finishes are
applied and accepted. These are also normal and should be expected.

POSSIBLE ISSUE #4:

INSUFFICIENT COVERAGE OF PAINTED EXTERIOR AREAS
Performance Guideline: Paint should be applied per the manufacturer
recommendations on coverage and/or required application thickness.
Homeowner Responsibility: Report insufficient coverage of painted exterior areas to
the contractor at the homeowner walkthrough.

8-31-09 23
 Contractor Responsibility: Reapply paint as needed to meet the Performance
guideline during the warranty period. Contractor will make all reasonable efforts to
match existing materials as closely as possible; however, the contractor does not
guarantee exact match paint.
Comments: Paint should cover all the intended surfaces, fully and completely. No
light or inadequately covered areas should exist.

POSSIBLE ISSUE #5:

DETERIORATION OF EXTERIOR PAINT
Performance Guideline: Paint should be smooth and consistent upon application at
the time of original application. Paint should not flake, scale or peel with proper
application of the paint products per manufacturer’s recommendation. Exterior
paint deteriorates.
Homeowner Responsibility: Report any paint or stain deterioration to the
contractor. The exterior paint or stain requires periodic maintenance over the life of
the home during and after the warranty period.
Contractor Responsibility: If exterior paint or stain has peeled or physically
deteriorated, the contractor will properly prepare and refinish affected areas and
match the color as closely as practical. Where deterioration of the finish affects
more than 50 percent of the wall area, the contractor should refinish the entire wall.
This repair should be done once during the warranty period. Contractor will make
all reasonable efforts to match existing materials as closely as possible; however, the
contractor does not guarantee an exact match of either texture or color.
Comments: The exterior wood areas, which include the fascia, casings and trim,
have been finished with an exterior paint or stain. Due to environmental factors
such as cold, heat, moisture, wind and sun exposure, painted or stained materials
expand, contract, weather and age at varying rates. This may cause these areas to
fade, peel or crack. This is a normal occurrence.

POSSIBLE ISSUE #6:

EXTERIOR PAINT IS FLAKING, SCALING OR PEELING
Performance Guideline: Paint should be smooth and consistent upon application.
Paint should not flake, scale or peel with proper application of the paint products
within the warranty period.
Homeowner Responsibility: Report any flaking, scaling or peeling of the paint
surface to the contractor.
Contractor Responsibility: Repair and repaint as necessary to meet Performance
guideline during the warranty.
Comments: The exterior wood areas, which include the fascia, casings and trim,
have been finished with an exterior paint or stain. Wear due to environmental
factors is a normal occurrence.

POSSIBLE ISSUE #7:

EXTERIOR PAINT OVERSPRAY
Performance Guideline: The paint should not be on any surface for which it was not
intended, such as adjacent walls, window glass, cabinets, flooring, tubs, etc.
Homeowner Responsibility: Report any paint overspray to the contractor.
Contractor Responsibility: Contractor should paint over or clean the areas as
necessary during the warranty period. Contractor will make all reasonable efforts to

8-31-09 24
 match existing materials as closely as possible; however, the contractor does not
guarantee an exact match of either texture or color.
Comments: None.

Insulation

POSSIBLE ISSUE #1:

INSULATION NOT UNIFORM IN ATTIC
Performance Guideline: Insulation should meet the minimum specified R factor.
Homeowner Responsibility: None
Contractor Responsibility: Contractor should make necessary corrections to assure
uniform thickness and specified R factor.
Comments: Insulation, weather it is blown top or bottom cords of the attic trusses,
can vary in thickness and will not always be uniform.

Exterior Wall Finishes:

Masonry & Veneer

POSSIBLE ISSUE #1:

CRACKS AND VOIDS IN MORTAR JOINTS
Performance Guideline: Cracks in the mortar joints should not exceed 1/8 inch in
width. Voids should not exceed 1/4 inch or more.
Homeowner Responsibility: Report to the contractor if mortar joints are not in
compliance to the guideline.
Contractor Responsibility: Contractor should determine cause of crack and/or void,
and make appropriate repairs as necessary during the warranty period. Contractor
will make all reasonable efforts to match existing materials as closely as possible;
however, the contractor does not guarantee an exact match of either texture or color.
Comments: Small hairline cracks that are the result of shrinkage and settlement
are common in the mortar joints of masonry construction.

POSSIBLE ISSUE #2:

MASONRY OR BRICK VENEER COURSE IS NOT STRAIGHT
Performance Guideline: No point along the bottom of any one course should be more
than 1/4 inch higher or lower than any other point within 8 feet along the bottom of
the same course.
Homeowner Responsibility: Report masonry or brick veneer courses that are not
straight to the contractor.
Contractor Responsibility: Contractor should repair or rebuild the wall as necessary
during the warranty period.
Comments: None

8-31-09 25
Plywood or Other Veneer Siding

Due to varying moisture conditions throughout Nevada, wood products will continue to
expand and contract. This action is normal and beyond the contractors control.

POSSIBLE ISSUE #1:

SIDING IS DELAMINATING OR SPLITTING
Performance Guideline: Siding should not split or delaminate.
Homeowner Responsibility: Report any splitting or delaminating plywood or veneer
siding to the contractor.
Contractor Responsibility: Contractor should replace any delaminated siding that is
not covered under any manufacturer's warranty during the warranty period, unless
it is determined that the problem was due to homeowner negligence, which may void
the warranty. Contractor will make all reasonable efforts to match existing
materials as closely as possible; however, the contractor does not guarantee an exact
match of either texture or color.
Comments: None

POSSIBLE ISSUE #2:

JOINTS BETWEEN THE SIDING HAS SEPARATED
Performance Guideline: Joint separations should not exceed 3/16 inch.
Homeowner Responsibility: Report siding joints that have separated which exceed
the Performance guideline to the contractor.
Contractor Responsibility: Contractor should caulk or repair the siding joints as
necessary during the warranty period. Contractor will make all reasonable efforts to
match existing materials as closely as possible, however, the contractor does not
guarantee an exact match of either texture or color.
Comments: None

POSSIBLE ISSUE #3:

BUILDING SIDING IS FLAT TO THE STRUCTURE
Performance Guideline: Siding should be straight and flat within 3/8 inch within 10
feet.
Homeowner Responsibility: Report to the contractor siding that exceeds the
Performance Guideline.
Contractor Responsibility: Contractor should repair the siding as necessary during
the warranty period. Contractor will make all reasonable efforts to match existing
materials as closely as possible, however, the contractor does not guarantee an exact
match of either texture or color.
Comments: None.

8-31-09 26
Stucco

POSSIBLE ISSUE #1:

STUCCO WALL IS CRACKED
Performance Guideline: If a crack is visible from more that 10 feet away or is a
source of leaking, it should be patched. Patching small hairline cracks (smaller that
1/16 inch) is not recommended.
Homeowner Responsibility: Notify contractor. Care must be taken if any additional
work is being done to or around the home. .
Contractor Responsibility: The contractor should determine the cause, and repair
cracks as needed. Repair one time during the warranty period. All reasonable efforts
will be made to match the existing materials and textures as closely as practical,
however, the contractor does not guarantee an exact match of either texture or color.
Comments: Similar to all cement products, stucco undergoes a curing process, which
may cause some shrinkage or cracking as it dries. Hairline cracking is normal and
to be expected. Small cracks will not accept material, and the resulting patch will
detract from the natural beauty of the stucco and will serve no purpose. If these
hairline cracks must be repaired, they could be fog coated. Minor cracking at the
corners of doors and windows and other stress points is reasonable and should be
accepted.

POSSIBLE ISSUE #2:

STUCCO DETERIORATION DUE TO WATER DAMAGE FROM SPRINKLER SYSTEMS
Performance Guideline: The stucco system will hold back normal amounts of water
such as rain.
Homeowner Responsibility: The homeowner should make bi-monthly visual
inspections to keep the sprinklers adjusted as to not hit the home. Lawn
maintenance with power mowers and edgers will change the direction of the
sprinkler heads and allow them to hit the home, causing water infiltration. Repair
broken or missing sprinkler heads. Redirect the sprinkler heads that are spraying
directly on the stucco walls. Homeowner should assure that rain run-off from roof
and snow accumulations, be kept clear from stucco surfaces.
Contractor Responsibility: Landscape Contractor is responsible to verify spray
pattern with homeowner at homeowner walkthrough and adjust to not directly hit
stucco. Location of watering system around the house should be review by the
contractor and verify compliance with community’s soils report.
Comments: Homeowner should notice this possible issue before the stucco
deteriorates. Signs of this are the paint changing colors due to water staining.
When a sprinkler hits the house on a regular basis, leakage and erosion could occur.

POSSIBLE ISSUE #3:

VOIDS IN STUCCO
Performance Guideline: Voids in stucco at beams, columns, etc. are not acceptable.
Stucco gaps should not exceed 1/8 inch.
Homeowner Responsibility: Report excessive gaps in the stucco where it meets other
materials to the contractor. Homeowner is responsible for maintaining and caulking
as necessary after the warranty period.

8-31-09 27
 Contractor Responsibility: Contractor should repair the excessive gaps during
warranty period. Contractor will make all reasonable efforts to match existing
materials as closely as possible; however, the contractor does not guarantee an exact
match of either texture or color.
Comments: None

POSSIBLE ISSUE #4:

REPAIR WORK IS VISIBLE AND COLOR DOES NOT MATCH EXISTING STUCCO
Performance Guideline: A poor color match is an area that can be visible at a
distance of 6 feet in indirect light. Use fading-out technique and match as closely as
possible the surrounding stucco texture and color.
Homeowner Responsibility: Report poor color match on repaired stucco to the
contractor.
Contractor Responsibility: Contractor should repair once as needed with approved
stucco-patching compounds during the warranty period. Contractor will make all
reasonable efforts to match existing materials as closely as possible; however, the
contractor does not guarantee an exact match of either texture or color.
Comments: Trying to match color coats on stucco is almost impossible. The
manufacturer runs a batch of color compound and labels according to that lot
number. Each lot will have a slight difference in its final color. Other factors such
as temperature and humidity may cause the same lot applied at different days to
have noticeable variations in color.

POSSIBLE ISSUE #5:

EFFLORESCENCE (WHITE POWDER) APPEARS ON STUCCO WALLS
Performance Guideline: Landscape Contractor is to originally adjust sprinklers
away from stucco and masonry. Wall Contractor should ensure waterproofing was
installed properly.
Homeowner Responsibility: If the efflorescence is considered unsightly by the
homeowner, it can be removed with a brush and water. For more stubborn areas,
add a cup of white vinegar to a bucket of water. Homeowner is responsible for
making sure water does not come in contact with the stucco or block walls.
Contractor Responsibility: Landscape Contractor is to verify original adjustment.
Contractor who installed the water proofing is to ensure the original structure and
waterproofing was not damaged. This may not be considered a warrantable issue by
the contractor.
Comments: Efflorescence is a natural occurrence and can be caused by rain events
over time. If an area is exposed to constant exposure to moisture, the waterproofing
will wear faster and eventually fail.

Tongue & Groove Wood Siding

POSSIBLE ISSUE #1:

TONGUE AND GROOVE SIDING IS BUCKLING
Performance Guideline: Siding should not project more than 1/8 inch from the face
of the adjacent siding.

8-31-09 28
 Homeowner Responsibility: Report excessive buckling of the tongue and groove
wood siding to the contractor.
Contractor Responsibility: Contractor should repair or replace the wood siding as
necessary during the warranty period. Contractor will make all reasonable efforts to
match existing materials as closely as possible; however, the contractor does not
guarantee an exact match of either texture or color.
Comments: Buckling may be caused by the increase in relative humidity, which in
turn causes the expansion of the wood siding. Allowing the wood siding to set
outside for a few days, to adjust to the ambient humidity prior to installation, may
help.

POSSIBLE ISSUE #2:

NAILS HAVE STAINED THE WOOD SIDING
Performance Guideline: If the stains have exceeded more than 1/4 inch from the
nail and visible from a distance of 8 feet or more, they are unacceptable.
Homeowner Responsibility: Report excessive nail staining to the contractor.
Contractor Responsibility: Contractor should repair or replace as needed during the
warranty period.
Comments: Staining may be from the oxidation of the nails or the leaching of some
extractives from the wood itself. A clear water repellant sealer applied immediately
after installation of the wood siding may stop any leaching and rusting.

Vinyl or Aluminum Lap Siding

POSSIBLE ISSUE #1:

IDING IS VISIBLY BOWED OR WAVY
Performance Guideline: Expansion waves or distortions in aluminum or vinyl lap
siding should not exceed 1/8 inch in 16 inches.
Homeowner Responsibility: Report areas of the vinyl or aluminum lap siding that
are visibly bowed or wavy to the contractor.
Contractor Responsibility: Contractor should correct any bows, waves or distortions,
or reinstalling or replacing the siding as necessary during the warranty period.
Comments: This issue may be caused by the siding being nailed too tightly to the
home and/or by not allowing adequate room for the siding to expand.
POSSIBLE ISSUE #2:
VINYL OR ALUMINUM LAP SIDING COLOR IS FADING
Performance Guideline: Any color siding will fade when exposed to the ultra-violet
rays of the sun. This is normal and should be expected.
Homeowner Responsibility: None
Contractor Responsibility: None
Comments: Panels installed on the same side of the home will fade at the same rate.

POSSIBLE ISSUE #3:

VINYL OR ALUMINUM LAP SIDING HAS GAPS AROUND THE MOLDINGS
Performance Guideline: Gaps that exist between the siding and any moldings should
not exceed 1/8 inch.

8-31-09 29
 Homeowner Responsibility: Report excessive gaps between the siding and the
molding to the contractor.
Contractor Responsibility: Contractor should correct the areas with excessive gaps
during the warranty period.
Comments: None

Wood & Hardboard Lap Siding

POSSIBLE ISSUE #1:

SIDING IS VISIBLY BOWED
Performance Guideline: Bows in the siding should not exceed 1/4 inch in 8 feet of
length.
Homeowner Responsibility: Report excessive siding bows to the contractor.
Contractor Responsibility: Contractor should repair or replace the bowed wood lap
siding as necessary during the warranty period. Contractor will make all reasonable
efforts to match existing materials as closely as possible; however, the contractor
does not guarantee an exact match of either texture or color.
Comments: If nails hold the siding into the studs, possible expansion caused by the
increase in relative humidity may cause waves or bulges. Even after proper
installation, siding will tend to bow inward and outward as the moisture content
increases or decreases.

POSSIBLE ISSUE #2:

WOOD LAP SIDING IS NOT INSTALLED HORIZONTALLY
Performance Guideline: Lap siding should be installed square and should not vary
more than 3/8 inch off parallel in 10 feet with other courses.
Homeowner Responsibility: Report wood lap siding that is not installed horizontally
to the contractor.
Contractor Responsibility: Contractor should reinstall the wood siding during the
warranty period. Replace any other siding that has been damaged during the
process of repair. Contractor will make all reasonable efforts to match existing
materials as closely as possible; however, the contractor does not guarantee an exact
match of either texture or color.
Comments: None

Wood Shake Siding

POSSIBLE ISSUE #1:

CEDAR SHAKES OR SHINGLES HAVE BLED THROUGH THE PAINT OR STAIN
Performance Guideline: Wood resins or extractives that have bled through the paint
or stain are unacceptable. This Guideline does not apply if the homeowner has
chosen a "naturally weathered" look for the exterior of the home.
Homeowner Responsibility: Report any cedar shakes or shingles that have bled
through the paint or stain to the contractor.

8-31-09 30
 Contractor Responsibility: Contractor should repair, replace, clean and/or treat the
affected shakes that have bled through the paint or stain once during the warranty
period. Contractor will make all reasonable efforts to match existing materials as
closely as possible; however, the contractor does not guarantee an exact match of
either texture or color.
Comments: None

Fireplaces and Decorative Gas Appliances

General Subject Information: This section refers to any fireplaces or decorative gas
appliances (DGA) that may be installed in or around the home. To clarify, a fireplace is
defined as any unit designed and equipped to burn combustibles (wood, paper, etc) in
addition to gas. A decorative gas appliance (DGA) will be defined as those units that
aesthetically resemble fireplaces but are designed exclusively to burn gas only. An exterior
gas lamppost or coach light and any gas burning barbecue unit will also be designated as a
decorative gas appliance. Due to the dangers of improper fireplace installation, only
qualified fireplace installers should complete the work. In Clark County, Nevada,
contractors are strongly encouraged to have a certified Gas Hearth Appliance Specialist on
staff to ensure the proper installation of the fireplace. In addition, Clark County also
requires that the fireplace be an EPA approved Phase II type model and can only be
installed above an elevation of 3,000 feet. Note: Direct Vent gas appliances are clean
burning (much cleaner than any Phase II wood burning fireplaces), in which case does not
apply to the same EPA category.

POSSIBLE ISSUE #1:

CRACKS IN THE FIREPLACE REFRACTORY PANELS
Performance Guideline: Panels should not crack or separate with normal use of the
product.
Homeowner Responsibility: Should exercise proper care and use by avoiding the use
of synthetic logs or other materials not approved by the manufacturer that will
cause excessive heat and refractory panel cracking. Use only seasoned hardwood in
wood burning fireplaces. Notify contractor of crack or separation.
Contractor Responsibility: Contractor should follow all the manufacturer
recommendations for proper installation. Contractor should repair or replace as
necessary to meet the Performance Guideline during the warranty period.
Comments: Fireplace is an appliance, and manufacturer's warranty applies.

POSSIBLE ISSUE #2:

FIREPLACE DOOR OPERATION
Performance Guideline: Fireplace doors should operate freely and smoothly without
binding. If doors stick or bind excessively, or are misaligned more than 1/8 inch in
any direction this is not acceptable.
Homeowner Responsibility: Notify contractor if door is not aligned or meeting
evenly. Misuse of the fireplace doors such as slamming or leaning on them
excessively should void the warranty of the contractor and manufacturer.

8-31-09 31
 Contractor Responsibility: Contractor should repair or replace as necessary during
the warranty period, unless homeowner misuse or negligence is evident.
Comments: The doors should meet evenly and align with each other.

POSSIBLE ISSUE #3:

GAS LEAK/STRONG GAS ODOR
Performance Guideline: Gas leaks should not occur.
Homeowner Responsibility: Immediately shut off appliance and/or gas source, open
windows and contact the fire department and the local gas utility company. Get out
of the house!
Contractor Responsibility: If gas leak is detected, repair or replace the piping and/or
connectors as necessary during the warranty period.
Comments: If you find yourself unsure where the shut off for the fireplace is located,
then the next step would to just go to the main gas meter and shut that off.

POSSIBLE ISSUE #4:

GAS LOG POSITIONING HAS BEEN ALTERED IN THE FIREPLACE OR DECORATIVE
GAS APPLIANCE
Performance Guideline: Install per manufacturer’s guidelines.
Homeowner Responsibility: Report any awkward log position to the contractor upon
visual inspection. Do not alter the position of the logs in any way that will deviate
from the manufacturer's recommendations.
Contractor Responsibility: Contractor should verify the position of the logs before
the closing and at the walkthrough. Refer to the manufacturer’s recommendations if
necessary.
Comments: In sealed units, the manufacturer pre-places the logs and should not be
repositioned. On unsealed units, the logs should be placed in a manner that allows
the flame to flow through the logs.

POSSIBLE ISSUE #5:

MALFUNCTION OF DECORATIVE GAS APPLIANCES
Performance Guideline: Decorative gas appliances should function as represented
and intended by the manufacturer.
Homeowner Responsibility: Report any malfunctions of any decorative gas
appliances to the contractor upon visual inspection during the warranty period.
Exercise proper care and use to avoid making any alterations that deviate from the
manufacturer's recommendations.
Contractor Responsibility: None. Decorative gas appliances are covered by the
manufacturer's warranty.
Comments: None.

8-31-09 32
Floors & Ceilings

POSSIBLE ISSUE #1:

FLOOR SQUEAKS
Performance Guideline: Floors should not squeak at the time of the walk or closing.
Over time of walking on the floor, noises can appear. Slight floor noises are
considered normal.
Homeowner Responsibility: Report squeaky floors to the contractor.
Contractor Responsibility: Contractor should repair the squeaks as necessary during
the warranty period.
Comments: A squeak-proof floor cannot be guaranteed due to seasonal weather
conditions that cause the framing to expand and contract.

POSSIBLE ISSUE #2:

WOOD FLOORS AND/OR CEILINGS THAT ARE OUT OF LEVEL OR SQUARE
Performance Guideline: Unevenness of floors or ceilings should not exceed 1/8 inch
in 4 feet and should be level within 1/4 inch in 10 feet.
Homeowner Responsibility: Report any out of level or square floors or ceilings to the
contractor.
Contractor Responsibility: Contractor should repair as needed during the warranty
period.
Comments: None.

POSSIBLE ISSUE #3:

WOOD FLOORS HAVE SPRING OR BOUNCE
Performance Guideline: All floor joists should meet the requirements of the
applicable building code. If manufactured floor trusses are used, they should
conform to the manufacturer’s engineered calculations and be designed per the
applicable building code for the city or county in which the house was constructed.
Joists should be installed to meet appropriate span.
Homeowner Responsibility: Report any wood floor installation that has spring or
bounce to the contractor.
Contractor Responsibility: Contractor should repair as needed during the warranty
period. All reasonable efforts will be made to match wood stain to the original
surface texture and color as closely as practical and possible; however, the contractor
does not guarantee an exact match.
Comments: None

POSSIBLE ISSUE #4:

CHECKING OF WOOD BEAMS OR POSTS
Performance Guideline: Checking of exposed wood beams or posts should not exceed
3/8 inch in width. Wood beams and posts should not have excessive twist when
visible in the living space.
Homeowner Responsibility: Report excessive checking of wood beams or posts to the
contractor. The homeowner need to maintain climate control in the house at all
times. By not maintaining the climate, wood will expand, contact, and twist.
Contractor Responsibility: Contractor should repair or replace as needed during the
warranty period.

8-31-09 33
 Comments: Warped or twisted beams or posts can occur as they dry. Beams or
posts should not twist more than 1/16 inch per foot of 4 x 12 inch descending ratio as
follows:
• 4” x 12”, 1/16” twist per foot, 1 1/4” total allowable;
• 4” x 6”, 1/32” twist per foot, 9/16” total allowable;
• 4” x 4”, 1/40” twist per foot, 1/2” total allowable.
Warpage or twisting should not damage beam pockets.

Foundations

CONCRETE – FREEZE (OR FROST) LINES ZONE 2 + 3

In areas above 3000 ft. elevation, concrete should be air entrained according to A.C.I.
specifications for the aggregate size of the concrete being placed. It is recommended that
denser concrete be placed to offset the effects of freeze and thaw along with placing the
concrete below the freeze line. The freeze line will vary with the elevation. Recommended
depths are as follows:
Elevation 3000 – 4999 ft. 18”
Elevation 5000 – 6999 ft. 24”
Elevation 7000 – 8000 ft. 36”

Check with local building officials for required depth in the area where the construction is
planned.

This section applies to standard steel troweled or light broom finishes. Specialty finishes
are not included. Settling and heaving of soils under concrete caused by alteration of
grades by owner or owner’s agent, which create excessive ponding or moisture adjacent to
concrete foundations, walks, drives, slabs, or patios, should not be considered the
contractor’s responsibility, providing he has met all the conditions called for in the contract,
plans, specifications, and all code requirements.

All concrete should be placed in compliance with applicable codes and standards. This will
apply to design strengths, dimensions, frost lines, and reinforcement, along with items not
specifically contained in the codes, such as proper placement in a good and workmanlike
manner to achieve appearance and function of the finished product.

POSSIBLE ISSUE #1:

LIVING AREA SLAB ON GRADE CRACKS
Performance Guideline: Cracks that occur in slab-on-grade should not exceed 1/16
inch in width or 1/8 inch in vertical displacement in flooring area.
Homeowner Responsibility: Notify contractor of cracks greater than 1/16 inch.
Contractor Responsibility: Contractor should repair or replace as necessary during
the warranty period. Contractor will make all reasonable efforts to match existing
materials as closely as possible, however, the contractor does not guarantee an exact
match of either texture or color.

8-31-09 34
 Comments: Cracking is a typical characteristic of concrete and is typically caused by
shrinkage during curing (drying), temperature changes, or normal movement due to
settlement. This is normal and can be expected.

POSSIBLE ISSUE #2:

GARAGE SLAB ON GRADE CRACKS
Performance Guideline: Cracks in excess of 1/8 inch width and 1/8 inch vertical
displacement or compound cracks are not acceptable. Control joint cracks are
acceptable.
Homeowner Responsibility: Notify contractor of cracks.
Contractor Responsibility: Contractor should repair cracks up to 1/8 inch with
approved materials in a workmanlike manner during the warranty period. If vertical
displacement or compound cracking is present, affected area should be replaced
during the warranty period. Cracks in sidewalks that exceed 3/16 inch will require
the affected areas to be replaced.
Comments: Visible cracks in the control joints are normal and acceptable.

POSSIBLE ISSUE #3:

UNEVEN OR WAVY FLOORS
Performance Guideline: Floors should not vary from flat more than ¼ inch over a 10
foot area provided the deviation is gradual. Deviations, dips, or sags over short
distances and easily visible, may be considered unacceptable.
Homeowner Responsibility: Notify contractor of unevenness.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: None

POSSIBLE ISSUE #4:

EFFLORESCENCE (WHITE POWDER) APPEARS ON CONCRETE SURFACES
Performance Guideline: Efflorescence is a natural occurrence. The potential for
efflorescence exists in all Portland cement-based products. Efflorescence is a salt
that is left on the surface of concrete upon drying and is generally a cosmetic concern
in nature.
Homeowner Responsibility: If the efflorescence is considered unsightly by the
homeowner, it can be removed with a brush and water. For more stubborn areas,
add a cup of white vinegar to a bucket of water.
Contractor Responsibility: None
Comments: Efflorescence that is severe, recurring, or accompanied by degradation
of the concrete surface may indicate the application of excessive moisture, an
elevated concentration of salts in the applied water, numerous cycles of wetting and
drying and/or a more substantial presence of salts within the surrounding
environment.

8-31-09 35
Waterproofing & Vapor Barriers

Waterproofing and vapor barrier requirements may vary according to area. Check with the
local building official about specific requirements and methods approved in that area.

POSSIBLE ISSUE #1:

STANDING WATER IN THE CRAWL SPACE
Performance Guideline: Crawl spaces should be dry. Crawl spaces should be graded
and drained properly to prevent water from accumulating.
Homeowner Responsibility: Report standing water in the crawl space to the
contractor.
Contractor Responsibility: Contractor should determine if leak is in foundation wall
or chimney, and make necessary repairs during the warranty period.
Comments: Homeowner should open all crawl space vents in the summer and close
them in the winter

POSSIBLE ISSUE #2:

VISIBLE LEAKS IN THE FOUNDATION OR BASEMENT WALLS
Performance Guideline: The foundation or basement walls should be free of water
leaks.
Homeowner Responsibility: Report leaks in the foundation or basement walls to the
contractor.
Contractor Responsibility: Contractor should determine cause of leaks and make
necessary repairs during the warranty period.
Comments: If leaks are caused by improperly installed landscaping and/or
irrigation provided by the homeowner or failure to preserve the drainage pattern of
the yard grading, repair might become the responsibility of the homeowner.

French Doors & Other Exterior Doors

POSSIBLE ISSUE #1:

EXTERIOR DOOR NOT CLOSING OR SEALING PROPERLY
Performance Guideline: Exterior doors should shut completely. Doors should
operate freely, latch firmly and keep out normal wind and rain. A small change in
the spacing between the door and frame may occur due to expansion and contraction
of building materials. This is normal. Warping more than 1/4 inch in any direction
is unacceptable. Doors and frames must be painted or stained and sealed properly
per manufacturer instructions.
Homeowner Responsibility: Maintain finish and seal on door and frame. Caulk at
threshold to floor and any other gaps as needed. Avoid using any direct water device
for cleaning around door and frame.
Contractor Responsibility: Contractor should install exterior doors and frames
square and plumb with proper fasteners, flashing paper and adhesives. Doors must
be installed with weather seals and the manufacturer's recommendations must be
followed. Install proper type of threshold and weather strip correctly. Adjust locks

8-31-09 36
 so that the door latches and seals correctly. Repair or replace defective materials
during the warranty period.
Comments: None

POSSIBLE ISSUE #2:

EXTERIOR DOOR WILL NOT STAND OPEN
Performance Guideline: Door should not move to open or closed when 45 degree to
opening. Door should clear 1/8 inch at top and sides. Warping more than 1/4 inch
when measured in any direction is unacceptable.
Homeowner Responsibility: Maintain finish and seal on door and frame. Caulk at
threshold to floor and any other gaps as needed.
Contractor Responsibility: If door is warped more than 1/4 inch when measured in
any direction, the contractor should replace the warped door and finish sometime
during the warranty period.
Comments: Doors and frames must be sealed on all six (6) sides and finished per
specifications. Note: The door exiting to the garage is considered a fire door and
will be self closing. In this case, the 45 degree rule does not apply.

POSSIBLE ISSUE #3:

EXTERIOR DOORKNOB BECOMES LOOSE OR FALLS OFF
Performance Guideline: Doorknob and hardware should stay in place and function
properly.
Homeowner Responsibility: Tighten doorknobs as they become loose. Do not misuse
the doors or their hardware. Notify contractor.
Contractor Responsibility: Contractor should repair, adjust or replace as needed
once during the warranty period.
Comments: Owner maintenance items include adjustment of doors and hardware
after the first year.

Grounds: Irrigation and Landscaping

Buyer assumes responsibility of sprinkler heads, bubbler heads, and distribution tubing of
drip systems after 30 days, unless improper workmanship by the contractor can be shown.

POSSIBLE ISSUE #1:

SYSTEM DOES NOT FUNCTION PROPERLY
Performance Guideline: Defective sprinkler heads are unacceptable.
Sprinkler heads must spray cleanly and evenly in their intended pattern (90°, 180°,
360°, etc.), and provide adequate coverage.
Homeowner Responsibility: Regularly check, maintain the system components as
necessary after the warranty period. Repair broken or missing sprinkler heads as
needed. Notify contractor.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: Heads damaged by mower or vandals are not the responsibility of
contractor.

8-31-09 37
POSSIBLE ISSUE #2:
WATER COVERAGE OF THE SPRINKLERS IS NOT COMPLETE
Performance Guideline: Heads should be placed to cover area intended with water
pressure and volume available. Coverage must be complete and thorough, supplying
full coverage of the intended areas without encroaching on the neighboring property
or excess water on sidewalks and streets.
Homeowner Responsibility: The Homeowner should make monthly visual
inspections to keep the sprinklers adjusted to ensure full coverage. The homeowner
should not alter the sprinkler system. Lawn maintenance with power mowers and
edgers may change the direction of the sprinkler heads causing a lack of coverage.
Redirect the sprinkler heads for full coverage.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: None

POSSIBLE ISSUE #3:

LEAKS IN THE SPRINKLER SYSTEM OCCUR
Performance Guideline: System should be operating completely and thoroughly
without leaks.
Homeowner Responsibility: Report any irrigation system leaks to the contractor
upon visual inspection within the first 30-day period following the homeowner walk
through.
Contractor Responsibility: Contractor should repair or replace irrigation system
parts as necessary during the first 30 day period following the homeowner walk
through, unless the problem was determined to be negligence by the homeowner,
which voids the warranty.
Comments: Any problems that are attributable to the installation of the sprinkler
system must be visually identified no later than 30 days after the homeowner walk
through, unless defective materials or parts are found to be the cause of the leak.

POSSIBLE ISSUE #4:

PBV FREEZING and/or LEAKING
Performance Guideline: Frost damage to irrigation systems is extremely unusual.
Frost damage can occur to the vacuum breaker during the winter months. Pressure
Vacuum Breakers are installed to keep the non-potable water from returning to the
potable water. These valves are insulated to protect from freezing. They are
atmospheric breakers-meaning that the top needs to be able to breathe to operate
correctly. The Contractor cannot seal the bonnet area of the PBV. The valve is
subject to exposure is depending on location.
Homeowner Responsibility: If you know it’s going to freeze the best thing to do is
shut the valve off to help keep it from getting damaged. You can also wrap the valve
with a blanket or towel, place a cardboard box, styrofoam cooler, or purchase an
artificial insulated rock to cover it. If the valve freezes and breaks it is the
responsibility of the homeowner to replace.

Pressure Vacuum Breaker (PBV)

• Check for corrosion

8-31-09 38
 • Check for leaks
• Insure insulation secure
• Protect from freeze

Contractor Responsibility: The Contractor will repair sprinkler irrigation system

workmanship and material defects within its warranty. It does not include damage
done by the owner or his agent, vandalism, storm damage, lightning or any other
environmental conditions, or other abuse.
Comments: It is suggested the owner check the system periodically and make
adjustments as needed. It is homeowner’s responsibility to maintain their yard and
irrigation system.

POSSIBLE ISSUE #5:

CLOCK NOT OPERATING PROPERLY
Performance Guideline: Irrigation system clock/controller should function as
intended or represented by the manufacturer. Contractor should provide owner with
operating instructions
Homeowner Responsibility: Notify the contractor and closely monitor the sod, plants
and trees to avoid the unnecessary replacement of dead or dying landscape
materials due to clock / controller failure.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period. Determine cause and correct condition. Replace the clock if it is
defective and within warranty period.
Comments: Resetting of the clock/controller for Daylight Savings or guideline time,
e change of seasons, etc. is the responsibility of the homeowner. Contact local water
district to obtain recommended watering schedule.

POSSIBLE ISSUE #6:

LANDSCAPE PLANTS OR TREES ARE DEAD
Performance Guideline: All plants and trees should be installed in healthy living
conditions.
Homeowner Responsibility: The care and maintenance of the landscaping materials
is the responsibility of the homeowner after the walkthrough and/or closing.
Contractor Responsibility: Contractor should replace affected plants or trees during
the warranty period, unless it has been determined that the cause was negligence by
the homeowner.
Comments: The growth and stability of plants and trees is not covered after the
warranty period by the contractor, unless it has been determined that the issue is
directly attributed to improper installation (or sprinkler system failed to operate
properly).

POSSIBLE ISSUE #7:

LANDSCAPE ROCKS ARE UNEVEN, OR THE DEPTH/COVERAGE IS TOO THIN
Performance Guideline: Coverage should be complete and full to a minimum depth
of 2 inches.
Homeowner Responsibility: Report any uneven rocks or rocks that are spread too
thin to the contractor.

8-31-09 39
 Contractor Responsibility: Contractor should correct so that proper coverage is
achieved during the warranty period.
Comments: The landscape rocks may settle and sink into the soil, due to exposure to
wind, rain, and watering. Once settling occurs, the homeowner may have to add
rocks to maintain the landscape appearance. The rock should reference the ASTM
C88-05 for Soundness of Aggregate by Sodium Sulfate or Magnesium Sulfate and for
sieve testing for the amount of allowed in sized rock.

POSSIBLE ISSUE #8:

PLANTS AND OTHER LANDSCAPE MATERIALS ARE NOT THE SIZE OR TYPE
SPECIFIED
Performance Guideline: Proper plants and other landscape material should be as
specified. The ANA Arizona Nursery Association, Recommended Average Tree
Specifications, or the ANLA American Standard for Nursery Stock may be used as
the contractor’s reference material.
Homeowner Responsibility: Any changes to the plant types/species installed by the
contractor are the homeowner's expense.
Contractor Responsibility: Contractor should install proper plant.
Comments: The contractor will often install the landscaping according to a
landscape plan and, if applicable, the master-planned community guidelines.

POSSIBLE ISSUE #9:

LANDSCAPING IS INTERFERING WITH DRAINAGE
Performance Guideline: Landscaping should not alter the established drainage
pattern.
Homeowner Responsibility: Report drainage issues to the contractor. Homeowner
should not alter the drainage design pattern of the lot in any way.
Contractor Responsibility: Contractor should correct as necessary during the
warranty period.
Comments: Improper drainage paths or altered patterns can cause flooding and
possible damage to the home. Contractor is not responsible for improper drainage
caused by the homeowner.

POSSIBLE ISSUE #10:

HOMEOWNER’S CONTRACTOR INSTALLED LANDSCAPING IS INTERFERRING
WITH THE LOT DRAINAGE
Performance Guideline: Contractor (homebuilder) will deliver the lot with the
proper drainage flow or pattern.
Homeowner Responsibility: The homeowner’s contractor should be notified and may
re-grade as needed. The homeowner's contractor shall be responsible for any and all
damage caused by his installation.
Contractor Responsibility: None.
Comments: Improper drainage paths or altered patterns can cause flooding and
possible damage to the home.

8-31-09 40
Heating, Ventilating and Air Conditioning Systems

General Subject Information: The majority of homes in Nevada are built with HVAC
systems in place for homeowner comfort. They are operated with electric Air-conditioning
systems and electric or gas heating furnaces. Certain design criteria are utilized in the
design of these systems in the corresponding area in which they are built in the state. The
design conditions vary in reference to the geographical areas but the final application and
comfort controls are the same. Homeowner maintenance is required to keep these systems
functioning properly.

POSSIBLE ISSUE #1:

INADEQUATE COOLING
Performance Guideline: Unit should cool structure 30o lower than outside air
temperature when measured in center of room at 5 feet height. Minimum indoor
temperature should be 78 degrees.
Homeowner Responsibility: Proper thermostat operation, make sure you know how
to operate per the operation manual’s instructions. Windows should have some type
of shading device installed (i.e.: blinds, drapes tinting, solar screens, etc.) to reduce
the amount of heat gained from sunlight. Do not block airflow to or from HVAC
grills /registers. Airflow can be adjusted by opening and closing register louvers.
Maintenance Alert! Homeowner should change the HVAC system filter(s) pursuant
to the manufacturer’s recommendations. Filters are to be consistent with those
originally installed and with the manufacturer’s recommendations.
Contractor Responsibility: The contractor should make proper repairs or
adjustments to meet temperature conditions during the warranty period.
Deficiencies caused by malfunction of system equipment or appliances are subject to
the terms of the manufacturer’s warranty unless workmanship by the contractor is
involved. The contractor is to check for proper refrigerant charge, consistent with
the manufacturer’s requirements. The contractor should be responsible for system
balancing dampers, registers, and other minor adjustments for operation during the
cooling season. Contractor is to notify homeowner that they are required to adjust
the air flow dampers (grilles/registers) as needed after the original system
balancing. Contractor is to notify homeowner that filter replacement with filters
that are not consistent with those originally installed, may effect and reduce the
system air flows. This may contribute to inadequate air flows to areas of the house
and inadequate cooling.
Comments: Many factors affect the performance of the HVAC system: the design of
the system, placement of furniture, solar orientation and the location of the room in
the house. For example, rooms located above unconditioned spaces (i.e.: bedrooms
over garages) may heat up quicker than others.

POSSIBLE ISSUE #2:

INADEQUATE HEATING
Performance Guideline: The heating system should be capable of maintaining an
indoor temperature of 70° degrees Fahrenheit as measured five feet above the floor
in the center of the room under local outdoor winter design conditions as specified in
ASHRAE Handbook (See J Manual Tests as specified in ARI standards).

8-31-09 41
 Homeowner Responsibility: Proper thermostat operation, make sure you know how
to operate per the operation manual’s instructions. Windows should have some type
of shading device installed (i.e.: blinds, drapes tinting, solar screens, etc.) to reduce
the amount of heat gained from sunlight. Do not block airflow to or from HVAC
grills /registers. Airflow can be adjusted by opening and closing register louvers.
Maintenance Alert! Homeowner should change the HVAC system filter(s) pursuant
to the manufacturer’s recommendations. Filters are to be consistent with those
originally installed and with the manufacturer’s recommendations.
Contractor Responsibility: The contractor should make proper repairs or
adjustments to meet temperature conditions during the warranty period.
Deficiencies caused by malfunction of system equipment or appliances are subject to
the terms of the manufacturer’s warranty unless workmanship by the contractor is
involved. The contractor should be responsible for system balancing dampers,
registers, and other minor adjustments for operation during the heating season.
Contractor is to notify homeowner that they are required to adjust the air flow
dampers (grilles/registers) as needed after the original system balancing.
Contractor is to notify homeowner that filter replacement with filters that are not
consistent with those originally installed, may effect and reduce the system air
flows. This may contribute to inadequate air flows to areas of the house and
inadequate heating.
Comments: Many factors affect the performance of the HVAC system: the design of
the system, placement of furniture, solar orientation and the location of the room in
the house. For example, a room located on the second floor will be warmer because
warm air rises and cool air falls to the floor.

POSSIBLE ISSUE #3:

TEMPERATURE BALANCE IN EACH ROOM
Performance Guideline: The duct system is designed so that the homeowner can
balance the cooling and heating system to properly function in various orientations
that the plan could be built. North, South, East and West elevations change the
load requirements on each side of the home. Rooms on the shaded side of the home
would need less air than those with more direct sunlight. Some normal adjustments
would need to be done as the heating and cooling conditions change. The duct
system is designed to allow the balance by the homeowner. Thermostat placement
has an impact on the heating and cooling capabilities of each room included in that
thermostat zone. Thermostats are placed in the best available location to provide
the best overall system control. The location is a not compromise.
Homeowner Responsibility: Proper thermostat operation, make sure you know how
to operate per the operation manual’s instructions. Windows should have some type
of shading device installed (i.e.: blinds, drapes tinting, solar screens, etc.) to reduce
the amount of heat gained from sunlight. Do not block airflow to or from HVAC
grills /registers. Airflow can be adjusted by opening and closing register louvers.
Contractor Responsibility: The contractor should be responsible for balancing
dampers, registers, and other minor adjustments during the cooling season while
under warranty. Contractor to notify homeowner that they are required to adjust
the airflow dampers (grilles/registers) as needed after the original system balancing.
If a homeowner should complain of lack of air flow balance, the contractor will
perform an air flow test to verify that the duct system is producing the designed air

8-31-09 42
 flow. If the system does not meet the requirements, the design professional needs to
be involved to resolve the lack of heating or cooling in that area of the home.
Contractor to verify in the following sequence:
1. Equipment is working properly.
2. System was installed per design.
3. System was properly designed.
Comments: The duct systems registers need to be balanced by the installing
contractor and then further adjusted by the homeowner to meet their own comfort
needs. The duct system should meet the design flow +/- 10% as required by the
ASHRAE Handbook.

POSSIBLE ISSUE #4:

REFRIGERATION LINE LEAKS
Performance Guideline: The refrigeration lines should be leak-free.
Homeowner Responsibility: Regular annual servicing by the installing HVAC
contractor.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period. Contractor is to install the proper refrigerant charge, consistent
with the manufacture’s requirements.
Comments: Refrigeration lines can develop leaks during the course of normal
operation.

POSSIBLE ISSUE #5:

CONDENSATION LINES PLUG UNDER NORMAL CONDITIONS
Performance Guideline: The primary and secondary lines should be leak-free. A
yearly service is required to be done by the homeowner under normal maintenance.
The condensation line is typically a white plastic or copper pipe that comes out of the
air handler portion of the furnace and discharges through an outside wall. Should a
condensation line leak occur from the primary line, the secondary drain line should
remove the water out over a window or door to be noticed by the homeowner. The
secondary pan is only a temporary safety device to prevent additional damage to the
home. Dirt build-up and clogging can occur in condensation pans and trays. Lines
should be kept clean and free of debris build-up.
Homeowner Responsibility: Keep HVAC systems maintained and have pans, trays
and lines inspected yearly. Notify contractor of leaks.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period. Contractor is to install the proper refrigerant charge, consistent
with the manufacturer’s requirements.
Comments: None

POSSIBLE ISSUE #6:

CONDENSATION DRAIN LINE STAINS THE CONCRETE
Performance Guideline: Contractor should not terminate condensate drain lines
above existing concrete. Drain lines should extend past the edge of the concrete to
prevent moisture dripping onto the concrete. Secondary condensation lines are
allowed to be placed over concrete if the is the most visible location. Homeowner
Responsibility: Do not place additional concrete in areas where the condensation
line would drain. If concrete is placed in this area, be advised that staining will and

8-31-09 43
 can occur. Notify the contractor if the concrete stained area was placed by the
contractor.
Contractor Responsibility: If the condensate drain line terminates above existing
concrete surfaces, the contractor shall reroute or extend the lines past the edge of
the concrete to prevent moisture dripping onto the concrete.
Comments: Condensation water stains can occur when the homeowner has placed
concrete in an area that did not have concrete in place during construction of the
home. A rust or white colored stain can and will occur at this condition. Secondary
lines must be placed in visible locations, for example over windows or doorways.
Secondary lines will only drain if your unit is in need of service. Note that in North
Las Vegas, secondary lines can be found in the garage.

POSSIBLE ISSUE # 7:
HVAC SYSTEM IS NOISY WHEN OPERATING
Performance Guideline: Ducts should not rattle or “oilcan”. Air flowing through the
duct system is a normal part of the operation of the system; however, noise from
ducts should not be excessive.
Homeowner Responsibility: None
Contractor Responsibility: Determine cause and make necessary repairs during the
warranty period.
Comments: The air handler fan will make noise as it blows air throughout the
house. Noise will also be heard as air returns through the return air system back to
the furnace.

POSSIBLE ISSUE #8:

COMPRESSOR NOISE
Performance Guideline: Compressor running noise is a common occurrence in the
use of HVAC equipment.
Homeowner Responsibility: None.
Contractor Responsibility: The contractor should try to place the equipment in
locations away from sleeping areas of the home. Contractor should notify the HVAC
system designer if conflicts occur. In some instances, it is not possible to do this and
equipment should be placed near closet or bathroom locations.
Comments: None.

POSSIBLE ISSUE #9:

DUCT SEPARATION OR DUCT BECOMES UNATTACHED
Performance Guideline: Ductwork should not become separated or unattached.
Homeowner Responsibility: During the installation of various items in the attic area
of the home, such as alarms, cable television or other items, ductwork can become
crushed or separated by installers crawling around and over them. The homeowner
would be responsible to remedy any such crushed or separated ductwork for the
expense.
Contractor Responsibility: The contractor should secure and repair all separated
duct work and repair any holes during the warranty period, provided that the
condition was not caused by the homeowner or an after market contractor, such as
cable installer, alarm installer, etc.
Comments: None.

8-31-09 44
POSSIBLE ISSUE #10:
CONCRETE OR FIBERGLASS PAD AT THE CONDENSER LOCATION SETTLES AND
UNIT IS TILTED
Performance Guideline: HVAC condenser should be level within 1” from side to side,
unless otherwise stated by the manufacturer. Settling can and will occur over time
in addition to the weight of the equipment.
Homeowner Responsibility: Report excessive settling of the condenser pad to the
contractor upon visual inspection during the warranty period.
Contractor Responsibility: Contractor should re-level the pad during the warranty
period.
Comments: None.

POSSIBLE ISSUE #11:

IMPROPER CLEARANCE TO CHANGE FILTERS
Performance Guideline: The filter should be accessible.
Homeowner Responsibility: Notify the contractor.
Contractor Responsibility: Contractor should make corrections to allow removal of
filter.
Comments: None.

POSSIBLE ISSUE #12:

LACK OF PROPER COOLING OR HEATING DUE TO DIRTY FILTERS
Performance Guideline: Not applicable.
Homeowner Responsibility: Homeowner should change or clean the filters per the
manufacturer's recommendations (usually every month).
Contractor Responsibility: None
Comments: This is regular homeowner maintenance.

POSSIBLE ISSUE #13:

DRYER VENT PLUGGING
Performance Guideline: Dryer vent should be installed properly per the local
building department or applicable code requirements.
Homeowner Responsibility: Maintain a clean screen in the dryer and the duct work
should be cleaned every two years or as needed, which ever comes first. Notify
contractor if dryer vent is not installed properly.
Contractor Responsibility: Install dryer vent per local building and safety codes.
Comments: Lint from the clothes dryer can build up because of the lack of proper
cleaning of the screen.

POSSIBLE ISSUE #14:

CONDENSER OR FURNACE CLEARANCE REQUIREMENTS ARE NOT MET
Performance Guideline: The HVAC system equipment locations shall meet the
equipment manufacturer’s minimum requirements and the applicable building code
requirements.
Homeowner Responsibility: Make sure that landscaping, materials (i.e.: storage)
and structures (i.e.: walls, sheds, etc. installed after original equipment installation)
do not block access and airflow to the equipment.

8-31-09 45
 Contractor Responsibility: If the equipment is placed in an area that is less than the
manufacturer’s minimum requirements, the contractor should change the location to
meet the minimum requirements.
Comments: The protective insulation that is around the Freon line over a few years
can turn brittle do to excessive heat and exposure to the sun. It is recommended to
replace the insulation every two years as standard homeowner care and
maintenance.

Interior Ceramic Tile

POSSIBLE ISSUE #1:

CRACKING OR DETERIORATING GROUT
Performance Guideline: Hairline cracks may occur in grout. Cracks should not
exceed 1/32 inch.
Homeowner Responsibility: Report cracks greater than 1/32 inch or deteriorating
grout to the contractor. Regular homeowner maintenance is required. Dry when
wet, clean when dirty.
Contractor Responsibility: Contractor should correct one time during the warranty
period.
Comments: Cracking in grouting of ceramic tile joints may occur periodically as a
result of normal shrinkage. Caution: some sealants cause a color variation in the
original grout color.

POSSIBLE ISSUE #2:

BROKEN, LOOSE OR HOLLOW SOUNDING CERAMIC TILE
Performance Guideline: Tiles should not be cracked, or loose. Hollow sounding tile
is acceptable if not extensive and tile is solidly bonded.
Homeowner Responsibility: Report cracked or loose tile to the contractor.
Contractor Responsibility: Contractor should repair or replace the cracked or loose
tile during the warranty period. Contractor will make all reasonable efforts to
match existing materials as closely as possible; however, the contractor does not
guarantee an exact match of either texture or color.
Comments: Care should be taken not to drop large heavy objects on the tile that can
break or dislodge tile pieces.

POSSIBLE ISSUE #3:

CERAMIC TILE FLOOR INSTALLATION IS UNEVEN OR OUT OF LINE
Performance Guideline: Tile surface should be straight and reasonably flat allowing
for individual characteristics of the tile (i.e., Mexican Saltillo tile). Tile should not
exceed the manufacturer’s recommendations or 1/16 inch lippage in absence of
manufacturer’s recommendations.
Homeowner Responsibility: Report any uneven or out of line tile to the contractor.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: Inherent characteristics of the tile dictate the installation of tile.

8-31-09 46
POSSIBLE ISSUE #4:
CERAMIC TILE FLOOR INSTALLATION IS OUT OF SQUARE WITH ROOM
Performance Guideline: Ceramic tile floor installation should be square with the
room.
Homeowner Responsibility: Report any out of square ceramic floor tile installations
to the contractor at the homeowner walk through.
Contractor Responsibility: Contractor should repair or reinstall the ceramic tile
floor as necessary during the warranty period.
Comments: Some times if a room is out of square it could be do to the grout lines not
lining up. Tiles are not always cut perfectly square which causes some lines to not
match up and cause variations. 1/16 inch variations are acceptable. If this is not
the case, same responsibility to the contractor applies.

POSSIBLE ISSUE #5:

COLOR VARIATION IN THE NEW CERAMIC TILE
Performance Guideline: Color should be uniform, but may vary. Excessive
discoloration is unacceptable. Dye lot variation must not cover more than 10% of the
installation area.
Homeowner Responsibility: Report excessive color variations to the contractor.
Contractor Responsibility: Contractors should replace as needed during the
warranty period. Contractors will make all reasonable efforts to match existing
materials as closely as possible; however, the contractor does not guarantee an exact
match of either color or texture.
Comments: Discoloration may occur due to job-site conditions, individual
characteristics of ceramic tile, variances in the rate of hydration, etc.

POSSIBLE ISSUE #6:

BOTTOM OF DOOR RUBS ON THE CERAMIC TILE SURFACE
Performance Guideline: All doors will clear finished floor material supplied by
builder/homeowner by 1 inch minimum and 1½ inch maximum.
Homeowner Responsibility: Notify contractor if any door does not meet the
Performance Guideline. Homeowner is responsible for door clearance if flooring
material is purchased and installed by homeowner.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: When the homeowner installs ceramic tile, the homeowner is
responsible for any additional door undercutting.

Interior Countertops

POSSIBLE ISSUE #1:

COUNTERTOP OR BACKSPLASH IS LOOSE
Performance Guideline: Countertops and backsplashes should be completely
adhered to the substrate.
Homeowner Responsibility: Notify contractor of countertops or backsplashes that
are insecure or loose.

8-31-09 47
 Contractor Responsibility: Contractor should repair or replace as necessary during
the warranty period.
Comments: Homeowner modification or abnormal use may void the warranty.
Homeowner is responsible for maintenance and caulking where necessary.

POSSIBLE ISSUE #2:

COUNTERTOP IS NOT LEVEL
Performance Guideline: Countertops should not be out of level by more than 1/4
inch in any 5 foot measurement.
Homeowner Responsibility: Report excessively out of level countertops to the
contractor at the homeowner walk through.
Contractor Responsibility: Contractor should repair or replace during the warranty
period. If it is necessary to replace countertop material, the contractor will make all
reasonable efforts to match existing colors as closely as practical; however,
contractor does not guarantee an exact match of either texture or color.
Comments: None

POSSIBLE ISSUE #3:

SCRATCHES AND CHIPS IN LAMINATE, MARBLE, AND STONE TOPS
Performance Guideline: Scratches that cannot be seen looking straight down at a
minimum distance of 12 inch or felt with fingernail are considered acceptable.
Homeowner Responsibility: Report notable scratches or chips at the time of walk
through or time of closing.
Contractor Responsibility: Contractor should repair or replace as necessary if noted
prior to closing or walk through.
Comments: Fissures are natural characteristics of stone and should not be
construed as scratching or pitting.

Interior Doors

POSSIBLE ISSUE #1:

FAILED FINISH ON DOOR HARDWARE (HANDLE SETS, LEVER SETS AND KNOBS)
Performance Guideline: Finish should stay good at least through the manufacturers
warranty period. This varies per brand and quality of product.
Homeowner Responsibility: Notify contractor of any failure. Periodically clean and
maintain the factory finish per the manufacturer’s instructions. Avoid using any
abrasives or petroleum based cleaning products.
Contractor Responsibility: Contractor should install new hardware without defects
in the finish during the warranty period. Replace hardware that has a failed finish
during the warranty period, unless the homeowner caused the failure.
Comments: Hardware should be cleaned periodically per manufacturer instructions.
Use of any petroleum-based product on hardware can damage the finish and void
the warranty.

8-31-09 48
POSSIBLE ISSUE #2:
BOTTOM OF INTERIOR DOOR RUBS ON THE FLOORING SURFACE
Performance Guideline: All doors should clear finish floor material supplied or
installed by contractor by 1-inch minimum and 1-½ inch maximum.
Homeowner Responsibility: Notify contractor. Homeowner may be responsible for
door clearance if flooring material is purchased and installed by homeowner or
another contractor hired by the homeowner.
Contractor Responsibility: Contractor should repair as necessary during the
warranty period.
Comments: When the homeowner installs carpet or other flooring, the homeowner
is responsible for any additional door undercutting. A jump duct is a system that
uses 2 grilles connected by a single duct. One grille is located just inside room and
just outside the room near the door. The purpose of the jump duct is to balance the
room pressure with space outside the room. The presence of a jump duct reduces the
need for air clearance from the bottom of the door to the flooring. The door should
never rub the flooring in either case.

POSSIBLE ISSUE #3:

INTERIOR OR EXTERIOR DOOR IS WARPED
Performance Guideline: Warping more than ¼ inch in any direction is unacceptable.
Homeowner Responsibility: Notify the contractor of warped door.
Contractor Responsibility: Contractor should replace warped door and finish to
match existing door during the warranty period.
Comments: In bathrooms or laundry areas, exhaust fans or an open window must
be used to remove moisture to prevent the door from warping.

Interior Marble, Granite & Stone

POSSIBLE ISSUE #1:

CRACKING OR DETERIORATING GROUT
Performance Guideline: Cracks should not exceed 1/16 inch.
Homeowner Responsibility: Report cracks larger than 1/16 inch or deteriorating
grout of the marble, granite or stonework to the contractor. Regular homeowner
maintenance is required. Dry when wet, clean when dirty. Caution: some sealants
cause a color variation in the original grout color.
Contractor Responsibility: Contractor should repair as necessary one time during
the warranty period. Contactor is not responsible for resealing, repaired/replaced
grout.
Comments: Cracks in grouting may occur periodically as a result of shrinkage,
movement and/or everyday use.

POSSIBLE ISSUE #2:

BROKEN, LOOSE OR HOLLOW SOUNDING MARBLE, GRANITE OR STONE
Performance Guideline: Marble, granite or stone should not crack or loosen.
Marble, granite or stone are tight and free from cracks. Hollow sounding marble,
granite or stone may occur.

8-31-09 49
 Homeowner Responsibility: Report cracked or loose marble, granite or stone.
Contractor Responsibility: Contractor should make necessary repairs or replace the
cracked or loose marble, granite or stone during the warranty period. Contractor
will make all reasonable efforts to match existing materials as closely as possible;
however, the contractor does not guarantee an exact match of either texture or color.
Contactor is not responsible for resealing, repaired/replaced tile.
Comments: Care should be taken not to drop large heavy objects on the marble,
granite or stone that can break or dislodge tile pieces.

POSSIBLE ISSUE #3:

MARBLE, GRANITE OR STONE WORK FLOOR INSTALLATION IS OUT OF SQUARE
WITH THE ROOM
Performance Guideline: Marble, granite or stonework floor installation should be
square with the room.
Homeowner Responsibility: Report any out of square floor tile installations to the
contractor.
Contractor Responsibility: Contractor should repair or reinstall the marble, granite
or stonework floor installation as necessary during the warranty period.
Comments: None

POSSIBLE ISSUE #4:

COLOR VARIATION IN NEW MARBLE, GRANITE OR STONE
Performance Guideline: Marble, granite or stone should be even and may have
minor variances. Dye lot variation must not cover more than 10 percent of the
installation area.
Homeowner Responsibility: Report excessive color variations in the tile work to the
contractor at the homeowner walkthrough.
Contractor Responsibility: Contractor should replace the marble, granite or stone
promptly as needed during the warranty period. Contractor will make all
reasonable efforts to match existing materials as closely as possible; however, the
contractor does not guarantee an exact match of either texture or color.
Comments: If any marble, granite or stone tile work needs to be replaced it is not
likely that the original dye lot will be available.

POSSIBLE ISSUE #5:

BOTTOM OF DOOR RUBS ON THE MARBLE, GRANITE OR STONE TILE
INSTALLATION SURFACE
Performance Guideline: All doors will clear finish floor material supplied by
builder/homeowner by 1 inch minimum and 1 1/2 inch maximum.
Homeowner Responsibility: Report doors rubbing on the stone to the Contractor.
Homeowner is responsible for door clearance if flooring material is purchased and
installed by homeowner.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: If the homeowner installs marble, granite or stone floor tile work, the
homeowner is responsible for any additional door undercutting. A jump duct is a
system that uses two grilles connected by a single duct. One grille is located just
inside room and just outside the room near the door. The purpose of the jump duct
is to balance the room pressure with space outside the room. The presence of a jump

8-31-09 50
 duct reduces the need for air clearance from the bottom of the door to the flooring.
The door should never rub the flooring in either case.

Interior Stairs

POSSIBLE ISSUE #1:

INTERIOR STAIR RAILING LOOSE
Performance Guideline: Stair railing must be secure and meet all the requirements
of the local building code applicable.
Homeowner Responsibility: Report any loose interior stair railings to the contractor
during the warranty period. Homeowner is responsible for proper use and
maintenance.
Contractor Responsibility: Contractor should repair as necessary during the
warranty period.
Comments: None

POSSIBLE ISSUE #2:

SQUEAKING INTERIOR STAIR TREADS
Performance Guideline: Treads should be tight and free from squeaks. Slight noises
are considered normal. Loud squeaks caused by a loose stair riser or tread are
unacceptable.
Homeowner Responsibility: Report squeaks on stair treads to the contractor.
Contractor Responsibility: The contractor should repair as necessary during the
warranty period.
Comments: None

POSSIBLE ISSUE #3:

INTERIOR STAIR HANDRAILS AND OTHER STAIR PARTS HAVE A VISIBLE COLOR
VARIANCE
Performance Guideline: Color should be even and uniform.
Homeowner Responsibility: Report substantial color variances to the contractor at
the time of walkthrough. Follow the manufacturer recommendations for the care
and maintenance of the stair handrails and other wood stair parts.
Contractor Responsibility: The contractor should verify the color with the
homeowner at the time of the walkthrough. Contractor will correct excessive color
variances during the warranty period. Contractor will make all reasonable efforts to
match existing materials as closely as possible; however, the contractor does not
guarantee an exact match of either texture or color.
Comments: It is not unusual for the color of the stair handrails and other wood stair
parts to be different from the samples shown to the homeowner at the time of
selection. Color can and will differ with the wood grain variations and the different
stain lots. Surfaces also tend to "yellow" due to exposure to sunlight after prolonged
periods.

8-31-09 51
Mirrors & Shower Doors

POSSIBLE ISSUE #1:

LOOSE WALL OR DOOR MOUNTED MIRROR
Performance Guideline: Mirrors should be tight and adhere to the wall/door surface.
Clips should not fail or become loose. Shower door components: towel bars and door
handles should be secure.
Homeowner Responsibility: Report loose or failing mirror to the contractor at the
time of the walk-through or actual use within the warranty period.
Contractor Responsibility: Contractor should repair as needed during the warranty
period or as soon as possible.
Comments: Towel bars are not to be used to aid a person in lifting himself/herself.

POSSIBLE ISSUE #2:

MIRRORS AND SHOWER DOORS HAVE SCRATCHES, CHIPS OR OTHER DAMAGE
Performance Guideline: Scratches on mirror surfaces observable in daylight at a
minimum distance of 3 feet or more are not acceptable.
Homeowner Responsibility: Report any scratches, chips or other damage to the
contractor at the time of the homeowner walkthrough.
Contractor Responsibility: Contractor should repair or replace during the warranty
period.
Comments: Glass and mirror issues should be reported to the contractor at the time
of the walk-through. If no walk-through has been held, the issue should be reported
within 10 days of occupancy or replacement installation.

POSSIBLE ISSUE #3:

SHOWER DOOR LEAKS
Performance Guideline: The shower door should not leak.
Homeowner Responsibility: Homeowner should and report leaks to the contractor.
Keep shower water directed away from doors and panels. Water that splashes over
the enclosure should be cleaned up after using the tub or shower.
Contractor Responsibility: Contractor should repair as needed during the warranty
period.
Comments: Except under unusual cases where plastic or rubber parts are missing to
keep water inside the tub or shower, leaks at the door or sliding panel are due to two
causes: the bather has directed the shower head at the joint between the door and
the fixed panel; or the sliding panels at the tub have their direction reversed by the
bather. The inside panel must be the one closest to the showerhead.

POSSIBLE ISSUE #4:

MIRROR OR SHOWER DOOR HAS VISIBLE SURFACE IMPERFECTIONS
Performance Guideline: No imperfections are permitted that may be seen in normal
lighting.
Homeowner Responsibility: Report any surface imperfections to the contractor at the
homeowner walkthrough.
Contractor Responsibility: Contractor should repair or replace as necessary
promptly.

8-31-09 52
 Comments: Surface imperfections such as "cat’s eyes" or “specks" in the glass
occasionally occur in the manufacturing process.

Overhead Garage Doors

POSSIBLE ISSUE #1:

OVERHEAD GARAGE DOOR WILL NOT MOVE UP OR DOWN
Performance Guideline: Overhead garage door should work properly and must move
freely up and down the track.
Homeowner Responsibility: Report to contractor any garage door that does not meet
Performance Guideline. Homeowner is responsible for maintaining and lubricating
the tracks and moving parts of the overhead garage door. Homeowner is responsible
for the door operation if an after market garage door opener has been installed. If
there is an issue because of the after market garage door opener, the homeowner
should contact the garage door opener installer for proper operation.
Contractor Responsibility: Contractor will correct or adjust the overhead garage door
as necessary during the warranty period, except where negligence by the homeowner
or the after market garage door opener has been installed by others.
Comments: None.

POSSIBLE ISSUE #2:

OVERHEAD GARAGE DOOR ALLOWS DIRT INTO THE GARAGE WHEN THE DOOR
IS CLOSED
Performance Guideline: Overhead Garage door should be installed per the
manufacturer installation instructions and create a seal with the garage floor at the
time of the walkthrough. 1/2 inch gaps at the sides and top are the maximum
acceptable measurement between the house and the garage door.
Homeowner Responsibility: General clean up of accumulated dirt and sand.
Contractor Responsibility: Contractor should ensure the door is installed per
manufacturer specifications during the warranty period. If it has been properly
installed, no other corrective action needs to be done.
Comments: Effort will be made to create a good seal with the floor. In the climate
that we live in, the wind will blow the dirt and sand through the control joints
placed in the garage slab, the cracks in the door, and tracks on the side of the door.
This is a common occurrence and should be expected. There will not be a seal at the
sides and top to prevent the garage door from binding on the house.

POSSIBLE ISSUE #3:

OVERHEAD GARAGE DOOR WILL NOT OPEN OR CLOSE WITH THE GARAGE DOOR
OPENER
Performance Guideline: Garage door opener should be installed per the
manufacturer’s installation instructions.
Homeowner Responsibility: Check the transmitter battery and circuit box, maintain
sensor alignment and prevent obstruction under door. If there is a possible issue
with the after market garage door opener, the homeowner should contact the garage
door opener installer for proper operation.

8-31-09 53
 Contractor Responsibility: Contractor should check door for proper operation and
repair or replace components as needed during the warranty period.
Comments: None.

Plumbing

POSSIBLE ISSUE #1:

PLUMBING FIXTURE SURFACE HAS CHIPS, CRACKS OR SCRATCHES
Performance Guideline: Plumbing fixtures should be free of chips, cracks or
scratches at the time of walkthrough.
Homeowner Responsibility: Report to the contractor at the homeowner walkthrough
any plumbing fixture that has chips, cracks, or scratches.
Contractor Responsibility: Repair the plumbing fixture chips, cracks or scratches
during the warranty period. If it is necessary to replace a fixture the contractor will
make all reasonable efforts to match surrounding materials as closely as practical;
however, the contractor does not guarantee an exact match.
Comments: None

POSSIBLE ISSUE #2:

CRACKED TUBS OR SHOWER PANS
Performance Guideline: Tubs and shower pans should be free of cracks.
Homeowner Responsibility: Report to the contractor at the homeowner walk
through any tub or shower pan cracks.
Contractor Responsibility: Contractor should repair tub or shower pan, during the
warranty period, if crack is identified and determined to be the result of a defect in
material or installation. If it is necessary to replace a fixture the contractor will
make all reasonable efforts to match surrounding materials as closely as practical;
however, the contractor does not guarantee an exact match.
Comments: Tubs and shower pans should not crack with normal use and care.

POSSIBLE ISSUE #3:

DRIPPING FAUCETS
Performance Guideline: Faucets should not drip when properly turned off.
Homeowner Responsibility: Homeowner should notify contractor. Homeowner
should periodically replace worn out washers and seals after the first year of
occupancy or the expiration of the manufacturer’s warranty (whichever is longer)
caused by normal wear of washers, seals, or “o’’ rings as regular and expected
maintenance.
Contractor Responsibility: Contractor should replace washer or seal as needed
during the warranty period.
Comments: None

8-31-09 54
POSSIBLE ISSUE #4:
PLUMBING PIPES ARE LEAKING
Performance Guideline: The components of the plumbing system should completely
contain and/or transport water without leaking. There should be no leakage from
any soil, waste, vent, gas, or water piping,
Homeowner Responsibility: Homeowner should report leaks promptly to the
contractor to avoid additional damage. . Leaks must be reported in a timely manner,
or additional damage may occur.
Contractor Responsibility: Contractor should repair promptly and repair resultant
damage during the warranty period.
Comments: Homeowner should take action to stop or slow the leak as to lessen the
damage. Homeowner may be responsible for damage resulting from homeowner
misuse, neglect or delay in reporting damage.

POSSIBLE ISSUE #5:

NOISY WATER PIPES
Performance Guideline: Loud clunking or banging noises known as “water hammer”
should not occur with the normal use of the system.
Homeowner Responsibility: Notify the contractor of water hammer.
Contractor Responsibility: Contractor should correct as necessary during the
warranty period. Correction of water hammering may include adjustment of
pressure regulator or the use of arrestor device.
Comments: Due to the velocity of the flow of water, its weight, waste debris it may
be carrying, and its varying temperature that causes pipes to expand and contract,
the water system may emit audible noises. A “ticking” sound in drain line pipes is
common due to expansion or contraction of the pipes as warmer or cooler water is
run through the pipes. The Contractor is not responsible for sounds caused by
homeowner’s installation of new fixtures or other plumbing system devices.

POSSIBLE ISSUE #6:

TUBS OR SHOWER PANS FLEX UNDER NORMAL USE
Performance Guideline: Tubs or shower pans should be installed per manufacturer
installation instructions.
Homeowner Responsibility: Notify the contractor.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: Minor movement or deflection may be acceptable. Normal use of tub or
shower causes movement and deflection.

POSSIBLE ISSUE #7:

TARNISHED PLUMBING FIXTURE FINISHES
Performance Guideline: House should be delivered with untarnished fixtures.
Homeowner Responsibility: Properly care for the fixture finishes as recommended
by the manufacturer.
Contractor Responsibility: Contractor should repair or replace tarnished fixtures
noted by the homeowner at the time of homeowner walkthrough. Contractor should
verify the condition of the fixtures during the walkthrough.
Comments: Plumbing fixture finishes can be of many different finishes and are
typically protected by a light coating applied by the manufacturer. In each case the

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 manufacturer provides recommendations for the cleaning, care and use of these
finishes. Many elements that are beyond the manufacturer’s or contractor’s control,
such as the use of abrasive pads or cleaners, can rapidly deteriorate the fixture
finish and cause discoloration and/or tarnishing.

Roofing Materials

Roofs should not leak and should be installed per the manufacturer’s recommendations and
other applicable codes. The contractor may not be responsible for leaks caused by
alterations, tie-ins, or penetrations caused by owner or others after completion of the roof.

This section refers to the roofing system including asphalt and fiberglass composition (3
Tab) shingles, wood shakes or shingles, and concrete or clay tiles.

POSSIBLE ISSUE #1:

ROOF IS NOT OF A UNIFORM COLOR OR TEXTURE DUE TO SHINGLE OR TILE
REPLACEMENT
Performance Guideline: Shingle or tile replacement within the first two years of
installation due to faulty materials or substandard workmanship shall not exceed 20
percent of the entire roof area.
Homeowner Responsibility: None
Contractor Responsibility: Contractor should remove entire roof and install a new
roof during the warranty period.
Comments: None

POSSIBLE ISSUE #2:

ROOFING MATERIALS ARE CRACKED, CHIPPED OR BROKEN
Performance Guideline: Roofing material should be free of cracks, chips or breaks at
the time of the homeowner walkthrough. Chips larger than a ½ inch are
unacceptable.
Homeowner Responsibility: Notify the contractor of any cracked, chipped or broken
roofing.
Contractor Responsibility: Contractor should replace affected tiles during the
warranty period. Contractor should repair and/or replace any damaged material
promptly.
Comments: Contractor will make all reasonable efforts to match existing materials
as closely as possible; however, the contractor does not guarantee an exact match of
either texture or color. Roofing Contractor may not be held responsible for damage
caused by others.

POSSIBLE ISSUE #3:

ROOF LEAKS
Performance Guideline: The roof should not leak.
Homeowner Responsibility: Notify the contractor of any leaks. Leaks due to the
build-up of debris, such as leaves and bird nests are the responsibility of the
homeowner and part of the regular homeowner maintenance routine.

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 Contractor Responsibility: Contractor should determine cause of leak and make
necessary repairs during the warranty period.
Comments: None

POSSIBLE ISSUE #4:

ROOF HAS IMPROPER OR INADEQUATE FLASHING
Performance Guideline: Flashing should be installed according to manufacturer’s
recommendations and should be an approved type.
Homeowner Responsibility: Homeowner should report any improper or inadequate
flashing to the contractor.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: None

POSSIBLE ISSUE #5:

PONDING OR STANDING WATER ON FLAT ROOFS
Performance Guideline: Minor ponding, up to 1/2 inch in small areas equivalent to
no more than 1/3 of the span, is acceptable providing the roof is dry within 48 hours
after rainfall.
Homeowner Responsibility: Homeowner should keep the roof free from debris, plant
material, leaves, etc. Homeowner should notify the contractor if it does not follow
the guidelines.
Contractor Responsibility: Flood roof with water, wait one hour and check for
ponding. Contractor should make necessary repairs during the warranty period.
Comments: If scupper exist in this roof application, the homeowner will be
responsible to keep debris free and clear as maintenance required.

POSSIBLE ISSUE #6:

IMPROPER EXPOSURE, LAPPING AND SPACING OF ROOFING MATERIALS
Performance Guideline: Exposure should not exceed limits recommended by
manufacturer. Unapproved, missing or improperly installed roof jacks are
unacceptable.
Homeowner Responsibility: Report any improper exposure, lapping and spacing of
roofing materials to the contractor.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: None

POSSIBLE ISSUE #7:

GUTTERS AND DOWNSPOUTS LEAK
Performance Guideline: Gutters and downspouts should not leak nor retain
excessive standing water. Gutters and downspouts should be assembled so that they
do not leak. Standing water should not exceed up to 3/8 inch within a period no
greater than eight hours after rainfall.
Homeowner Responsibility: Report any excessive gutter or downspout leaks to the
contractor. Keep all gutters and downspouts open and free from debris and other
obstructions. Gutters and seams should be resealed as part of normal homeowner
maintenance.

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 Contractor Responsibility: Contractor should repair leaks as necessary during the
warranty period.
Comments: During heavy rains, overflow may occur.

POSSIBLE ISSUE #8:

UNEVEN, IRREGULAR OR CROOKED SHINGLES OR TILE
Performance Guideline: Shingle or tile should be reasonably straight and courses
even in width.
Homeowner Responsibility: Report uneven, irregular or crooked shingles or tiles to
the contractor.
Contractor Responsibility: Contractor should make appropriate repairs during the
warranty period.
Comments: None

POSSIBLE ISSUE #9:

SHINGLES HAVE CUPPED OR CURLED EDGES OR CORNERS
Performance Guideline: Shingles should not have cupped or curled edges or corners.
Shingles must be installed according to the manufacturer's specifications and
installation recommendations.
Homeowner Responsibility: Report cupped or curled shingle edges or corners to the
contractor.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: None

POSSIBLE ISSUE #10:

NEW SHINGLES DO NOT MATCH THE EXISTING SHINGLES
Performance Guideline: Shingles must be of the same type and the same (original)
color, if available, or a similar color if the same color is not available.
Homeowner Responsibility: Notify the contractor if the same or similar color is not
provided.
Contractor Responsibility: Contractor should repair as needed during the warranty
period.
Comments: Due to the effects of weathering and the variations in the
manufacturing process, an exact match of the shingle color may not be possible.

POSSIBLE ISSUE #11:

SHINGLES OR TILES HAVE BLOWN OFF THE ROOF FROM THE WIND
Performance Guideline: Shingles or tiles should not blow off the roof in winds less
than the manufacturer specifications.
Homeowner Responsibility: Report any shingles or tiles that have blown off the roof
in wind events to the contractor during the warranty period.
Contractor Responsibility: Contractor should repair or replace the affected shingles
or tiles that have blown off during the warranty period. Contractor will make all
reasonable efforts to match existing materials as closely as possible; however, the
contractor does not guarantee an exact match of either texture or color. If it is
determined that the shingles have blown off the roof in winds less than the
manufacturer's specifications, report it to the shingle or tile manufacturer.
Comments: None

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Roofs – Structural Components

POSSIBLE ISSUE #1:

ROOF RIDGE SAGS
Performance Guideline: Roof ridge deflection should not exceed 1/2 inch in 8 feet or
the permitted code, whichever is more restrictive.
Homeowner Responsibility: Report excessive ridge sagging to the contractor.
Homeowners should not install and/or fasten any product and/or materials on the
roof.
Contractor Responsibility: Contractor should repair as needed during the warranty
period.
Comments: None.

POSSIBLE ISSUE #2:

ROOF SHEATHING APPEARS BOWED
Performance Guideline: Roof sheathing should have a maximum deflection of 3/8
inch in 2 feet.
Homeowner Responsibility: Notify the contractor of any deflection.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: None.

POSSIBLE ISSUE #3:

ROOF CRICKETS NOT SHEDDING WATER
Performance Guideline: Roof Crickets are designed to shed water around objects
(i.e.: fire place chimney) and help flow away from adjacent wall connection.
Homeowner Responsibility: Notify the contractor of any issues.
Contractor Responsibility: Contractor should make necessary repairs during the
warranty period.
Comments: None.

Skylights

POSSIBLE ISSUE #1:

SKYLIGHT LEAKS
Performance Guideline: Skylights should not leak and should be properly
waterproofed.
Homeowner Responsibility: Report any skylight leaks to the contractor.
Contractor Responsibility: Contractor should repair or replace improperly installed
skylights during the warranty period.
Comments: Should a skylight be installed after the finished construction of the
home, the roofing contractor is not responsible for warranting any damaged caused
during the installation. Also note that the energy rating can also negatively affect
the home.

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POSSIBLE ISSUE #2:
MOISTURE CONDENSES ON THE INTERIOR SURFACE OF THE SKYLIGHT
Performance Guideline: Installation should be per manufacturer’s specifications.
Skylight perimeters must be detailed so that condensation water is adequately
trapped in an impervious gutter or similar detail, where it can rest until it has a
chance to evaporate.
Homeowner Responsibility: Report any leaks to the contractor. The homeowner
should take responsibility for the amount of humidity created in kitchens, baths,
laundry rooms and other devices that produce water vapor.
Contractor Responsibility: Contractor should repair as needed during the warranty
period.
Comments: Minor moisture condensation on the interior surface of the skylight
glazing may be considered normal.

POSSIBLE ISSUE #3:

MOISTURE APPEARS BETWEEN THE PANES OF A DUAL PANE SKYLIGHT
Performance Guideline: Skylights should not have moisture between the panels or
be subject to ruptured seals.
Homeowner Responsibility: Report moisture between the panels or ruptured seals
in the skylight to the contractor.
Contractor Responsibility: Contractor should repair or replace skylight if seal has
failed during the warranty period.
Comments: None

POSSIBLE ISSUE #4:

SKYLIGHT IS SCRATCHED OR BROKEN
Performance Guideline: Skylights that are scratched and visible at 6 feet away,
looking directly at the glass, or broken at the time of the homeowner walkthrough
are not acceptable.
Homeowner Responsibility: Inspect all skylights at time of homeowner walkthrough
and notify contractor of scratched or broken skylights. Damage to skylight after the
homeowner walkthrough is the homeowner's responsibility.
Contractor Responsibility: Contractor should repair or replace scratched or broken
skylight glazing during the warranty period.
Comments: None

Vinyl Flooring

POSSIBLE ISSUE #1:

VINYL FLOORING INSTALLATION OUT OF SQUARE WITH THE ROOM
Performance Guideline: Vinyl flooring installation should be square with the room.
Homeowner Responsibility: Report any out of square vinyl flooring installations to
the contractor.
Contractor Responsibility: Contractor should repair or reinstall the vinyl flooring
during the warranty period. Contractor will make all reasonable efforts to match

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 existing materials as closely as possible; however, the contractor does not guarantee
an exact match of either texture or color.
Comments: None

POSSIBLE ISSUE #2:

COLOR VARIATION IN NEW VINYL FLOORING
Performance Guideline: Dye lot should be uniform and even, but may have minor
variations. Dye lot variation must not cover more than 10% of the installation area.
Homeowner Responsibility: Report excessive color variations to the contractor.
Contractor Responsibility: Contractor should replace the vinyl as needed during the
warranty period. Contractor will make all reasonable efforts to match existing
materials as closely as possible; however, the contractor does not guarantee an exact
match of either texture or color.
Comments: If any vinyl needs to be replaced it is not likely that the original dye lot
will be available.

POSSIBLE ISSUE #3:

BOTTOM OF DOOR RUBS ON THE VINYL SURFACE
Performance Guideline: At the homeowner walkthrough, the contractor should
verify that all doors would clear finish floor material supplied or installed by the
contractor by 1 inch minimum and 1 1/2 inch maximum.
Homeowner Responsibility: Notify the contractor of any deficiency during the
walkthrough. Homeowner is responsible for door clearance if flooring material is
purchased and installed by homeowner.
Contractor Responsibility: Repair all doors to meet the Performance Guideline
during the warranty period.
Comments: When the homeowner installs vinyl flooring, the homeowner is
responsible for any additional door undercutting. A jump duct is a system that uses
2 grilles connected by a single duct. One grille is located just inside room and just
outside the room near the door. The purpose of the jump duct is to balance the room
pressure with space outside the room. The presence of a jump duct reduces the need
for air clearance from the bottom of the door to the flooring.

POSSIBLE ISSUE #4:

NAIL POPS READILY VISIBLE UNDER FLOOR COVERING
Performance Guideline: You should not see any nail pops under floor covering at the
time of walkthrough or closing.
Homeowner Responsibility: Notify contractor if flooring is not performing to the
guidelines.
Contractor Responsibility: Contractor should repair or reinstall the vinyl flooring
during the warranty period. Contractor will make all reasonable efforts to match
existing materials as closely as possible; however, the contractor does not guarantee
an exact match of either texture or color.
Comments: None

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Windows & Patio Doors

POSSIBLE ISSUE #1:

WINDOW OR PATIO DOOR GLASS IS SCRATCHED OR BROKEN
Performance Guideline: Window or patio door glass should be free from visible
scratches by looking directly at the glass from a distance of 15 feet in normal
daylight. Window or patio door glass should not be broken at the time of the
homeowner walkthrough.
Homeowner Responsibility: Inspect all glass at the homeowner walkthrough and
notify contractor of scratched or broken glass. Damage to glass after the homeowner
walkthrough is the homeowner’s responsibility. The same applies to damaged
screens installed by contractor.
Contractor Responsibility: Contractor should repair or replace as needed at the time
of walkthrough and/or closing. Broken glass after this time is not warrantable.
Comments: None.

POSSIBLE ISSUE #2:

WINDOW TRACKS ARE COLLECTING DIRT
Performance Guideline: Windows that are not fixed do have minor air leakage
which over time, the tracks will collect dirt from the outside.
Homeowner Responsibility: The homeowner will need to periodically clean the
tracks to maintain a proper slide and help prevent the build up of debris. Windows
should be cleaned at least every six months.
Contractor Responsibility: None.
Comments: Dirt and debris in the tracks can clog the weep holes designed to drain
water from track. Weep-hole blockage may cause the water to backup and cause
damage. This would be considered normal care and maintenance.

POSSIBLE ISSUE #3:

WINDOW OR PATIO DOOR IS FOGGED BETWEEN PANES OF GLASS
Performance Guideline: Multi-paned windows and patio doors should not hold
moisture between the panels or be subject to ruptured seals.
Homeowner Responsibility: Homeowner should report any windows or patio doors
that are fogged between the panes of glass to the contractor. Homeowners should not
tint the inside pane of the window or patio door. This may cause excessive heat build
up between the panes of glass and the seals may rupture.
Contractor Responsibility: Contractor should replace windows or patio doors with
failed seals during the warranty period.
Comments: Intersection between window frame and dissimilar material should be
inspected for gaps at least once every six months and caulked if necessary. This
would be considered normal care and maintenance.

POSSIBLE ISSUE #4:

SLIDING PATIO DOOR OR SCREEN DOES NOT STAY ON TRACK
Performance Guideline: Sliding glass doors or screens should stay on track.
Homeowner Responsibility: Notify contractor of any sliding patio door or screen that
does not stay on track at the time of walkthrough and/or closing. Homeowner
should clean and maintain track.

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 Contractor Responsibility: Contractor should adjust or repair as necessary during
the warranty period.
Comments: Dirt and debris in the tracks can clog the weep holes designed to drain
water from track. Weep-hole blockage may cause the water to backup and cause
damage. This would be considered normal care and maintenance.

Yard Grading

General Information: This section addresses the exterior areas of the property surrounding
the home. For clarity the following definitions have been added:
• Rough Grade: Ground leveling required for the excavation and preparation of
the building site.
• Final Grade/Landscape Grade/Finish Grade: The finished ground level adjoining
the building at all exterior walls. This grade must meet the approved drainage
design criteria.

POSSIBLE ISSUE #1:

FINAL GRADE SOIL CONTAINS DEBRIS
Performance Guideline: Final grade soil should be free of construction debris to a
depth of at least 5 inches. A minimal amount of nails and screws are to be expected.
Homeowner Responsibility: Report excessive debris in the final grade soil to the
contractor. Care should be taken to avoid altering the final grade if the homeowner
completes debris removal.
Contractor Responsibility: Contractor should remove the excessive amounts of
debris from the final grade soil and establish the final grade to a depth of at least 5
inches, with no material larger than 3 inches.
Comments: The final grade soils will be either native soil from the site or imported
soils.

POSSIBLE ISSUE #2:

IMPROPER WATER DRAINAGE IN THE YARD OCCURS
Performance Guideline: Water should drain from the yard.
Homeowner Responsibility: Notify the contractor of improper drainage. Must give
special attention to prevent erosion, maintain the grading contours, avoid blocking
the drainage design patterns and incorporate the original design pattern into any
landscape improvements.
Contractor Responsibility: Contractor should provide finish yard grading that meets
the drainage design criteria and code requirements.
Comments: After heavy rains, some water may remain for up to 24 hours.

POSSIBLE ISSUE #3:

EXCESSIVE SETTLING, LOW SPOTS OR SINKHOLES OCCUR IN THE YARD
Performance Guideline: Settling or sinking should not exceed a vertical depth of 1
inch in a 3 foot circumference.
Homeowner Responsibility: Report any excessive settling, low spots or sinking in
the yard to the contractor.

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 Contractor Responsibility: Contractor should repair the affected areas as needed
and re-contour the drainage design pattern to the original design if necessary during
the warranty period.
Comments: Certain components are installed below the finish grade level of the
yard areas such as footings, utility lines and piping. After installation, the area
excavated should be back filled with sufficient compression (density) to prevent
settling or sinking.

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