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  1. K

    Did Builder Cut Corners w/ Pier & Beam on Clay Soil?

    This is our builder to a T. When we first started having issues, he claims that he consulted an engineer and the engineer recommenced we place soaker hoses not around the perimeter of the foundation, but down the center line of piers in the crawl space. When we tore this "idea" apart, his simple...
  2. K

    Did Builder Cut Corners w/ Pier & Beam on Clay Soil?

    He has not. The only thing he said when questioned about how he determined the spans is "I have span calculator app on my iPhone that I use to determine the proper span" I know the girders are pine but do not know the grade or any other details. All framing is pine from what I can see.
  3. K

    Did Builder Cut Corners w/ Pier & Beam on Clay Soil?

    Let me try that again
  4. K

    Did Builder Cut Corners w/ Pier & Beam on Clay Soil?

    These are the plans we received from the city. This is the foundation inspection report provided to the city.
  5. K

    Did Builder Cut Corners w/ Pier & Beam on Clay Soil?

    I have a copy of the pre-pour foundation inspection report that was provided by the city. Here in Bastrop, the builder is required to hire the inspector for the 3 construction inspections. The foundation report simply says "pass." and that's it. I have a hard time believing the foundation...
  6. K

    Did Builder Cut Corners w/ Pier & Beam on Clay Soil?

    I believe there is a minimum warrant requirement, but I'm having a hard time finding a definitive answer on this from a valid source. Yes, it was a design/build by the contractor and he is also the developer/seller.
  7. K

    Did Builder Cut Corners w/ Pier & Beam on Clay Soil?

    The home is in Bastrop, TX. We are within city limits and the home was built on a vacant lot on the city grid that had a previous home that was tore down 30 years ago. It's not in a subdivision, no HOA. He has built several homes in the area but all are recently built with ours being the first...
  8. K

    Did Builder Cut Corners w/ Pier & Beam on Clay Soil?

    Hi all, Quick Rundown: Home was purchased in late March 2018 Began to see cracking in walls in April Multiple cracks on walls around door frames, cracks in ceiling, several interior & exterior doors won’t open/close What we’ve done: Hired structural engineer Engineer report was...
  9. K

    Studio Apartment w/ Attached Garage (R302.5.1)

    Im not sure if the door is original to the plans, but it appears that it is. The studio was constructed purely for residential use. It is not an adaptive reuse of an industrial or commercial building.
  10. K

    Studio Apartment w/ Attached Garage (R302.5.1)

    The condo building was built in 1982, so I assume this code was in place at the time. Whether it is a shared or private garage is worth questioning, however it lives more as a private garage in my opinion. But whether that is the loophole here is a valid argument.
  11. K

    Studio Apartment w/ Attached Garage (R302.5.1)

    Thank you CDA for your suggestions and input. Anyone else care to chime in?
  12. K

    Studio Apartment w/ Attached Garage (R302.5.1)

    Yes, it was a real estate inspection. The inspector said he didn't consider it an issue since it technically entered into the kitchen area, but with no walls in the space and less than 10 feet from door to bed, it doesn't sit well with me. In my opinion it matters for several reasons...
  13. K

    Studio Apartment w/ Attached Garage (R302.5.1)

    Yes. The only other info that may be of value: the two car garage is shared between two units, that each have access to the garage from their own unit.
  14. K

    Studio Apartment w/ Attached Garage (R302.5.1)

    This is my initial thought. I'm struggling to figure out how this building ever passed inspection considering there are 8-10 of these units in this building. Creating the separation is probably more work than he's up for.
  15. K

    Studio Apartment w/ Attached Garage (R302.5.1)

    Good evening all, I'm a Realtor who is working with an investor to buy a studio here in Austin. The inspection report cited R302.5.1 in regards to the attached garage and I'm seeking input on the following issue: Is an attached garage that leads into an open studio floor plan a violation of...
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