DRYWALL AND PLASTER STANDARDS
In reviewing drywall and plaster problems, which occur during the first year of warranty, it is necessary to include some explanatory material on the nature of the material and its performance during and after the initial stages of construction.
Drywall is a relatively inflexible gypsum material, which is applied to the interior surfaces. Drywall and plaster are applied in sheets, which are nailed to the stud or joists for application. The sheets are then taped and the entire surface is sprayed and textured to produce a finished surface. In plaster, the final coats are trowelled on.
Because the drywall or plaster has been placed on lumber surfaces which are subject to shrinkage and warpage and which are not perfectly level and plumb, problems occur through stress and strain placed on drywall during the drying of the lumber which is inherent in the construction of a home.
In evaluating the need for drywall and plaster repairs, the general rule to be applied is, if the defect is readily noticed by visual inspection, it should be repaired. However, due to the initial shrinkage problem, which exists with the new home, it is impossible to correct each individual defect as it occurs, and for that matter is essentially useless to do so. The entire house will tend to stabilize itself near the end of the warranty period, and one repair should made when necessary, preferably near the end of the 12th month after occupancy upon request by the homeowner. Repairs will be made no more than one time during the warranty period. All repairs should be made to within industry standards. Any reoccurrence beyond the warranty period becomes a homeowner’s maintenance item.
Since drywall and plaster are finish materials, repairs will be slightly visible due to a color of texture mismatch after they have been made. The mismatch will be even more visible when a special textured finish has been employed. Repairs do not require repainting when they are applied on unpainted surfaces such as unpainted ceiling or when the builder did not contract for the painting. The builder will attempt to match the repair as closely as possible but the exact color match of the unpainted surface is impossible to achieve. Where the repair has been made on a painted surface, the builder will not be responsible for paint touch-up, provided color samples are left by the painter at the home, otherwise the builder shall be responsible to touch up the repair, but the owner should be cautioned that the color match will not be perfect.
Craig’s Comments: Smooth, even drywall and plaster surfaces are an art in that much of the final appearance depends on the skill of the installers and finishers. Perfectly flat, blemish free surfaces are essentially impossible. Don’t expect them. If a very high quality finish is important, spend some time looking at other jobs done by the hangers and finishers your builder might use. Expect to pay more. Cracks are usually the result of movement of the building. Settling, shrinkage due to drying or movement due to wind can cause walls and ceilings to crack. Installers usually do not put joints near door or window openings because cracks usually develop there first. Diagonal cracks at the corners of windows and doors may indicate settling or structural problems, especially when accompanied by doors or windows that don’t open or close properly any more.
Common Defects or Problems:
- Visual defects caused by normal shrinkage or nail pops, cracks, seam lines, ridging or cracked corner beads.
- Defects caused by workmanship during installation such as blisters in the tape, excess compound in joints, or trowelling marks.
- Defects caused by workmanship during installation such as blisters in the tape, excess compound in joints, or trowelling marks.
- Uneven texturing
- Separation at ceiling due to trusses lifting
- Uneven angular joints or corners.
- Texturing on repairs is uneven
1. Common Defect or Problem – Visual defects caused by normal shrinkage or nail pops, cracks, seam lines, ridging or cracked corner beads.
Performance Standard – Any of the above defects which can be readily determined by visual inspection (without lighting the defect from one direction) shall be repaired by the builder except where normal repainting will cover the defect as in the case of a hairline crack. Cracks not exceeding 1/16 inch in width are common in gypsum wallboard installations and are considered acceptable.
Builder Repair Responsibility – Repair to original finish as closely as possible. Repairs will be made no more than one time during the first year.
Craig’s Comments: See general comments for this section.
2. Common Defect or Problem – Defects caused by workmanship during installation such as blisters in the tape, excess compound in joints, or trowelling marks.
Performance Standard – Defects, which can be readily observed by visual inspection (without lighting the defect from one direction), are beyond the standard of industry except where normal repainting will cover in the defect.
Builder Repair Responsibility – Correct such defects as in (1) above.
Craig’s Comments: See general comments for this section.
3. Common Defect or Problem – Defects caused by workmanship during installation such as blisters in the tape, excess compound in joints, or trowelling marks.
Performance Standard – Defects, which can be readily observed by visual inspection (without lighting the defect from one direction), are beyond the standard of industry except where normal repainting will cover in the defect.
Builder Repair Responsibility – Correct such defects as in (1) above.
Craig’s Comments: See general comments for this section.
4. Common Defect or Problem – Uneven texturing.
Performance Standard – As textures are composed of natural materials, there will be some variation. Blemishes should not be visually apparent.
Builder Repair Responsibility – Repair finish to be uniform to standard.
Craig’s Comments: See general comments for this section.
5. Common Defect or Problem – Separation at ceiling due to trusses lifting.
Performance Standard – Truss lift occurs during the heating season and normally returns back down in the summer months. Builder is not responsible for inadvertent cutting of tape where wallpapering may have been done by the homeowner.
Builder Repair Responsibility – This is to be corrected only during the summer months after the first heating season. If the problem reoccurs in the next heating season and gap exceeds 1″, then additional methods must be taken to correct the problem (i.e. the use of a molding at the ceiling).
Craig’s Comments: See general comments for this section.
6. Common Defect or Problem – Uneven angular joints or corners.
Performance Standard – Defects, which can be readily determined by visual inspection, are to be repaired by builder only prior to decorating. The use of a rounded corner is acceptable at angles.
Builder Repair Responsibility – Builder to repair to be visually acceptable.
Craig’s Comments: See general comments for this section.
7. Common Defect or Problem – Texturing on repairs is uneven.
Performance Standard – Since drywall and plaster are finish materials, repairs will be slightly visible due to a color or texture mismatch after they have been made.
Builder Repair Responsibility – Every attempt should be made to uniformly match the texture.
Craig’s Comments: See general comments for this section.
