EXTERIOR PROBLEMS - 922 VOORHIES DRIVE

When we asked Karen how to turn on the pool spa at closing, she informed us that the pool spa did not work. After Karen told us this, we asked what else had been omitted from the disclosure statement. Karen said everything else had been listed. We pressed further and then Lois interjected that we should wait 30 days and file a claim with the Homeowners Warranty for anything we found broken, including the pool spa. At this time, we had not yet received a copy of the policy, but after reviewing the policy (provided immediately after closing), we found that pre-existing conditions are specifically excluded. If these problems were present when you resided in the home, we believe they should have been included when you prepared the disclosure statement. If any of the problems were not present when you resided in the home, then we will need written verification of this so that we may file a claim. As we never saw any of these things operating properly, we can only testify that the problems were all pre-existing... so your written verification that they are new problems would be necessary in order for us to file a claim.

In addition to the inoperable spa, we discovered the pool light was not working and was not grounded properly. We also noted a significant pool leak, which we believe is due to the faulty pool ladder installation (it pulls out from the wall when you climb it). The pool shower and other adjacent plumbing fixtures are also not operating properly. Our home inspector, Mr. Gary Morris, found that the pool pump was not grounded at all.

Below are photos to help you see what we found around the pool and how each problem has been addressed.


Spa jets when first turned on


PROBLEM FIXED: Spa jets after we cleared the air intake boosters -- Cost $0.00


The spa heater does not work because no heater is connected! Here's the line where we can add one later, but obviously you shouldn't be responsible for something that isn't even there! =P

Karl, with TNT Pool Service, said that he had informed you of the pool leak, and also that the Phantom pool cleaner was not working properly. Leslie's Pool Supplies has replaced the Phantom free of charge through the warranty. As for the leak, we believe it is due to the pool ladder being attached incorrectly. When you try to climb up on the ladder, the bottom pulls out from the wall.


The water was at the level of the dirt line 24 hours earlier. This is about 1 1/2 inches of water loss in a day.


Here is the only wet spot in the yard, adjacent to the pool ladder.


Here, you can see the faulty ladder installation and evidence of the ladder pulling out from the side of the pool. From the wear on the surrounding paint, this appears to be a long-standing problem. (BTW, why is the line attached to the ladder?) We need someone to re-install the ladder properly. How long ago did you have the pool resurfaced, and did they provide a leak warranty with their work? Have you had anyone out to address the ladder problem?


PROBLEM FIXED: Here is the pool light after we fixed it. We purchased the gasket, new socket and bulb from Leslie's for $63.00. We purchased the appropriate grounded switch and weatherproof outlet box from Lowe's for $13.00.


Here is the pool shower that doesn't work. The bottom plumbing fixtures also do not work properly.


Here is the problem area for the pool fixture plumbing. This first joint that feeds the following fixtures has a significant leak and needs to be repaired by a plumber.


The pool fill spout also does not work. It also appears to be connected to the previously mentioned joint, so fixing one should also fix the other.


According to our home inspector, Mr. Gary Morris, the exterior housing of the pool pump is not grounded at all. Safety regulations dictate that it should be grounded, so we will need an electrician to do this properly.


NEW PROBLEM: Information and photo added on 10/29/06 -- Now that the pool water clarity has been balanced, we can see to the bottom and have discovered that there is no grate over the drain. This is a safety hazard and should be corrected before people swim in the pool again.

When Acadiana Gutters removed the front gutters, they discovered that the wood underneath was completely rotten. The wood just crumbled to the ground and had no structural integrity at all. It's possible that a serious roof leak caused this damage or else the condensation line that was run through the front soffit to the gutters was the culprit. Either way, there is no way that the roofers did not notice all this rot when they reroofed. They couldn't nail the drip edge into the front because of the rotten wood, so it was simply laid underneath the shingles. The roofers definitely should have informed you of the damage. Who reroofed the house? Did they tell you that all the wood in front was rotten? Did you get water inside the house because of this (perhaps that is what caused the damage in the entryway)? Acadiana Gutters is now replacing all this wood before they can proceed with installing the gutters. Here are photos of the damage.

In addition to the problems with the pool and the front soffit, we found several other problem areas around the exterior of the home. Chris of C.C. Chimney Sweep seemed to overstate the damage around the fireplace, but he did note some problems that the home inspector also found to be a concern. We also found significant water intrusion along the back gutter areas and front windows (lots of rotten wood underneath the siding there as well as interior mold, damage on the floors and erosion of the firebricks), a disconnected ash dump, rusty flashing that had not been replaced when you re-roofed, a back door that wouldn't open, termite damage that had never been repaired in the shed, a dangerous exposed outlet, a leaking faucet by the back door, and a non-functional patio light.


Chris of C.C. Chimney Sweep showed us evidence of water damage on the top and side exterior brick of the fireplace. He also showed us evidence of water intrusion to the interior, most notably by the back door by the fireplace. The floor is rotted through there, but it was obscured from us by a doormat. Tom and I specifically asked about water damage on that wall when we looked at the house because we saw the wallpaper was peeling out by that door. According to our realtor, Karen responded that it was just poor workmanship when the wallpaper was hung. Unfortunately, it appears that it was really exactly what we thought... evidence of water damage. The interior of the fireplace also shows a good bit of water damage, and Chris suggested replacing the entire firebox. Our home inspector did not think the firebox needed replacement and suggested a metal insert. We did pay Chris to install a top damper to prevent further water intrusion, waterproof the exterior brick wall in the courtyard, and repair the bricks on the crown of the chimney. The cost for this work was $1590. We also had new gutters installed properly by Acadiana Gutters in the courtyard to prevent any further water intrusion. They went ahead and removed rotten wood and reattached the siding properly while they completed the gutter installation. The cost for the gutter work was $500.


The gas firelogs do not work and the gas lines are damaged.


ADDED 10/31/06 -- PROBLEM FIXED: After comparing the cost/benefits of a metal insert versus mortar repair in the fireplace, we hired AA Affordable Chimney Sweep to repair the mortar on the back wall, take out the broken gas lines and logs, and install a standard gas lighter. The cost for these items was $550.




Both Chris of C.C. Chimney Sweep and Mr. Morris considered the broken ash dump to be a problem. The door was propped up by a garden ornament, so we could not see that it was disconnected from the house.


ADDED 10/31/06 -- PROBLEM FIXED: This ash dump door was purchased from McConnell Brick and self-installed at a cost of $27.25.




Chris of C.C. Chimney Sweep, Mr. Morris and our gutter installers all commented that they were shocked that new flashing was not installed when the new roof was installed. The old flashing is rusted through by the fireplace and significantly contributed to the water damage. Did you ask for the flashing to be replaced when you re-roofed? Who did the work?


PROBLEM FIXED: This exterior door wouldn't open, but we realized it was just painted shut. A few hours with a paint scraper worked wonders.


After taking possession, we discovered there was termite damage in the shed that had not been repaired. Here is where the termites were treated outside the shed.


The area was previously not visible to us due to belongings stored in front of the damage. Two studs were completely eaten through, and a carpenter advised us we should not walk in the attic above until having it repaired. The cost for this repair was $650.00 through HomeCare of Baton Rouge.


After removing ivy from the brick wall by the pond, we discovered a live outlet with no weatherproof covering. The outlet itself was also not rated for outdoor use.


PROBLEM FIXED: The appropriate outlet and cover were purchased from Lowe's for $13.00 and installed.


This faucet gives us a shower every time we turn it on! We need a plumber to set it appropriately so that it can be turned on and off without getting soaked.


This light, which is located underneath the oak tree, does not work. We've changed the bulb but cannot get to the wiring. The other exterior lights were all fixable, either through tightening connections or changing bulbs. Has this light worked at all since you have lived here? Which switch works it? Does it turn on with the light behind the shed, with the light beside the diving board, or off a third switch? Any info would be helpful in trying to track down the problem.