Transcription
Workmanship StandardsforLicensed Contractors2009JUNEDOUGLAS A. DUCEYGOVERNORJEFF FLEETHAMDIRECTORMAIN OFFICE1700 W. Washington St. Ste. 105Phoenix, AZ 85007-2812(602) 542-1525TDD (602) 542-1588Or Toll Free Within Arizona1-877-MY AZROC (1-877-692-9762)Visit Our Website atwww.azroc.gov
TABLE OF CONTENTSINTRODUCTION. 1RULE 4-9-108 WORKMANSHIP STANDARDS . 1DEFINITIONS . 1GENERAL STATEMENTS . 2AIR CONDITIONING AND HEATING . 3CABINETS AND VANITIES. 4CARPENTRY . 4CARPENTRY - FINISH - (EXTERIOR) . 4CARPENTRY - FINISH - (INTERIOR) . 5CARPENTRY - FRAMING . 6CARPET . 7CONCRETE . 8CONCRETE – EFFLORESCENCE . 9NATURAL CONCRETE – COLOR AND SHADE VARIATIONS . 9POST – TENSION . 9CONCRETE - FREEZE (OR FROST) LINES ZONE 2 3 . 9COUNTERTOPS. 12LAMINATED . 12COUNTERTOPS – CULTURED MARBLE . 13COUNTERTOPS & WALLS (STONE SLAB) . 13ELECTRICAL SYSTEMS . 14FIREPLACE . 15GLASS . 15GYPSUM WALL BOARD . 16HARDWOOD FLOORS . 16INSULATION . 17INTERLOCKING PAVERS . 17LANDSCAPING . 18MASONRY . 19PAINTING . 20PLUMBING . 21i
RESILIENT FLOOR COVERING . 22ROOFS . 23ROOFS - ASPHALT AND FIBERGLASS COMPOSITION (3 TAB) . 23ROOFS - FLAT BUILT-UP . 24ROOFS - FOAM . 26ROOFS - LIGHTWEIGHT AGGREGATE CONCRETE . 28ROOFS - TILE . 28ROOFS - WOOD SHINGLES AND SHAKES . 30SEPTIC TANK SYSTEMS . 31SIDING (EXTERIOR) . 32SITE WORK . 32SOLAR HOT WATER SYSTEMS . 33SPRINKLERS, BUBBLERS AND DRIP SYSTEMS . 33STUCCO . 34SWIMMING POOLS . 35SWIMMING POOLS - COPING . 35SWIMMING POOLS - DECKS - CONCRETE . 36SWIMMING POOLS – DECKS - EQUIPMENT . 36SWIMMING POOLS - DECKS - WOOD . 37SWIMMING POOLS - ELECTRICAL . 37SWIMMING POOLS - INTERIOR FINISH - FIBERGLASS/ACRYLIC . 37SWIMMING POOLS - INTERIOR FINISH - FIBERGLASS/ACRYLIC/PAINTED . 37SWIMMING POOLS - INTERIOR FINISH - PLASTER . 38SWIMMING POOLS - INTERIOR FINISH - VINYL LINER . 39SWIMMING POOLS - MECHANICAL . 40SWIMMING POOLS - SITE WORK . 41SWIMMING POOLS - SOLAR HEATERS . 42SWIMMING POOLS - SOLAR HEATERS - MECHANICAL . 43SWIMMING POOLS - SOLAR HEATERS - ON THE BUILDING . 43SWIMMING POOLS - STRUCTURE . 43SWIMMING POOLS - TILE . 44SWIMMING POOLS - WATER QUALITY . 45TILE . 45CERAMIC AND NATURAL STONE FLOOR TILE . 45CERAMIC AND NATURAL STONE WALL TILE . 46SALTILLO TILE AND UNGLAZED CLAY PAVERS . 48VENTS, LOUVERS AND TURBINES . 50WALLS, CURBS, FENCES, ETC. . 50WATERPROOFING AND VAPOR BARRIERS . 51WEATHER STRIP AND THRESHOLDS . 51ii
INTRODUCTIONThese standards cover performance of those construction items of major concernto the buyer for the first two years of ownership, unless otherwise specified. Thecontractor should stand behind the product, but the buyer should be responsible forowner-maintenance items. Contractor responsibility under these standards should notextend to items which have been subject to owner neglect, modification or abnormaluse.The effective date for the start of coverage of these standards should begin withthe close of escrow, when the buyer occupies the structure, or the date of discovery,whichever occurs first or as otherwise noted.Defects in appliances and plumbing and electrical fixtures properly installed by thecontractor should be limited to the manufacturer's warranty.These standards are subject to revision as methods of construction or materialsused in construction continue to change. If there is any conflict between theworkmanship standards and building code requirements, the latter should prevail.RULE 4-9-108 WORKMANSHIP STANDARDSA.B.C.A contractor shall perform all work in a professional and workmanlike manner.A contractor shall perform all work in accordance with any applicable buildingcodes and professional industry standards.All work performed by a contractor in a county, city, or town that has not adoptedbuilding codes or where any adopted building codes do not contain specificprovisions applicable to that aspect of construction work shall be performed inaccordance with professional industry standards.DEFINITIONSThe following standards are expressed in terms of permissible tolerances. Theformat is designed for easy comprehension as follows:PDPossible deficiencyA brief statement of the problem to be considered.ATAcceptable toleranceA statement in measurable terms above which repair may be required andbelow which the condition is considered to be acceptable. “None” means thatthe possible deficiency identified is completely unacceptable and no toleranceis allowed.CRContractor responsibilityA statement of the corrective action needed to correct the deficiencyor damage.1
A.C.I. means American Concrete Institute.CMU means concrete masonry unit.Substantial completion for swimming pools and spa interior cementitious finishesmeans 30 days from the day the pool/spa is filled with water and the equipment is inoperation.All other items on the pool equipment, such as decks, tile, pumps, etc., substantialcompletion means the date of the initial pool start-up.GENERAL STATEMENTSContractor’s responsibility on all manufactured surfaces is valid only if thedamaged surface is indicated to the contractor or contractor’s representative within 10days after move-in.Owner maintenance items include:1. Adjustment of doors, windows and weather-stripping after the first year ofoccupancy.2. Interior and exterior caulking (excluding roofing sealant) after the first year ofoccupancy.3. Drips and leaks at faucets, hose bibs and other plumbing fixtures after the firstyear of occupancy or the expiration of manufacturer's warranty (whichever islonger) caused by normal wear of washers, seats or "O" rings.4. Normal wear of the finish of household appliances, fixtures, painted surfaces orfloor coverings.When it is shown that any of the above items have been aggravated by the actionsor inaction of the contractor, the contractor should assume responsibility for repair orreplacement of these items.2
AIR CONDITIONING AND HEATING1. PDATCRInadequate heat.Heating system should be capable of producing an indoor temperature of70º as measured in center of room at 5' height under local outdoor winterdesign conditions as specified in ASHRAE Handbook (see J Manual testsas specified in ARI standards).Contractor should correct the heating to provide the specified temperatures.The contractor should be responsible for balancing dampers, registers, andother minor adjustments one time for one season. Deficiencies caused bymalfunction of system equipment or appliances are subject to the terms ofthe manufacturer's warranty unless workmanship by the contractor isinvolved.2. PDATCRExcessive noise from ducts.Ducts should not rattle or "oilcan".Contractor should determine cause and make necessary repairs.3. PDATCRInadequate combustion air vent.Combustion air should be according to manufacturer's specifications.Contractor should make necessary repairs.4. PDATCRUnit too close to door.As established by code or manufacturer.Contractor should make necessary repairs to provide clearance specifiedby code or as recommended by the manufacturer of unit.5. PDATCRImproper clearance to change filters.Filter should be easily accessible.Contractor should make corrections to allow easy removal of filter.6. PDATAir conditioner does not adequately cool structure.Unit should cool structure 30º (32º in Scottsdale) lower than outside airtemperature when measured in center of room at 5' height. Minimum indoortemperature should be 78º.Contractor should make proper repairs or adjustments to meet temperatureconditions.CR7. PDATCREquipment fails.None.Contractor should correct deficiency if within one year or within limits ofmanufacturer's warranty.3
8. PDATCRCondensate lines broken, incomplete or improperly routed.None.Contractor should make necessary repairs.9. PDATCRWater leaking into distribution system, return air or supply system.None.Contractor should make necessary repairs.CABINETS AND VANITIESIt should be noted that it is not unusual for the color of installed cabinets to beslightly different from the samples shown at the time of selection. Color can differ withwood grain variations and stain lots. Excessive variation is not acceptable.1. PDATCRCabinet malfunctions.Cabinet doors, drawers and other operating parts should function properly.A warp of 1/8" in 30" is considered acceptable.Contractor should repair, adjust or replace operating parts as requiredwithin first year.2. PDATCRCabinet doors not at same height.Tops of cabinet doors must be in the same horizontal plane, within 1/8".Contractor should adjust doors to meet above standard once within firstyear.3. PDATVoids or open knots on outside of cabinet.Voids or open knots should not be on outside of cabinet unless specialeffect is requested.Contractor should repair or replace.CRCARPENTRYCARPENTRY - FINISH - (EXTERIOR)Due to varying moisture conditions throughout Arizona, wood products willcontinue to expand and contract. This action is normal and beyond the contractorscontrol.1. PDATCRCrooked, warped facias.Excessively crooked or warped facias are unacceptable.Contractor should repair or replace one time within first year.2. PDATCRWavy or improperly supported soffits.Soffits should be reasonably straight, properly supported and nailed.Contractor should make necessary repairs.4
3. PDATCRTrim omitted at juncture of soffit to wall when specified.None.Contractor should install proper trim per plans and specifications.4. PDATCRShingle mold crooked, improperly nailed.Shingle mold should follow line of facia and be nailed securely to facia.Contractor should make necessary repairs.5. PDDoor casing, window casing or brick mold loose, out of square or doesnot fit.Door, window trim and brick mold should fit, be square and securelyattached.Contractor should make necessary repairs.ATCR6. PDATCRCorner boards too short or loose.Corner boards should be of proper length and securely attached.Contractor should make necessary repairs.7. PDATCRHammer marks on trim.Un-repaired hammer marks are unacceptable.Contractor should make necessary repairs.8. PDATSpliced barge rafters.Long barge rafters may be spliced by approved methods, but splice shouldnot separate or sag more than 1/8".Contractor should make necessary repairs.CR9. PDATCRExterior (including garage doors) warping, splintering, shrinking andexposing unfinished areas.Exterior doors should be sealed on all six sides and finished perspecifications.Contractor should repair and refinish as necessary one time within the firstyear.CARPENTRY - FINISH - (INTERIOR)1. PDATCR2. PDATCRPoor workmanship on interior trim.All joints on molding, casing, etc., should fit and be securely attached, aswell as properly filled and sanded.Contractor should make necessary repairs.Pocket door rubs against frame or casing.Door units should be installed square and plumb with proper guides, hangevenly in frame and work smoothly.Contractor should adjust pocket door one time within the first year.5
3. PDATCRBypass sliding doors uneven.Bypass door units should be installed square and plumb with proper guides,hang evenly in frame and work smoothly.Contractor should repair and/or adjust properly, one time within the firstyear.4. PDATCRExposed nails on trim.Nails on trim should be installed properly.Contractor should make necessary repairs.5. PDATCRDoors bind or rub against jamb.Doors should clear 1/8" at top and sides.Contractor should make necessary repairs one time within first year.6. PDATCRDoor will not stand open.Doors should not move to open or closed when 45º to opening.Contractor should make necessary repairs.7. PDATCRInterior or exterior door warped.Warping more than 1/4" when measured in any direction is unacceptable.Contractor should replace warped door and finish to match existing doorsone time within first year.CARPENTRY - FRAMINGFraming lumber should meet lumber industry standards.1. PDATCRFloors squeak or sub-floor appears loose.Floors and subfloors should not have excessive squeaks or be loose.Contractor should make necessary repairs.2. PDATWood or metal framed floors uneven or out of level.Unevenness of floor should not exceed 3/16" in 48". Floors should be levelwithin 1/2" in any 12'.Contractor should make necessary repairs.CR3. PDATCR4. PDATCRWalls not straight or not plumb.Walls should be straight within 1/4" and plumb within 1/4" measured fromfloor to ceiling at corners.Contractor should make necessary repairs.Walls not 90º angles to each other.Walls should be perpendicular within 1/4" in 10'.Contractor should make necessary repairs.6
5. PDATCRRough openings for doors and windows are not properly dimensioned,plumb and level.The rough openings should satisfy the manufacturer's recommendations.Contractor should repair to assure that openings are structurally sound,plumb, level and properly sized.6. PDATCRWarped or twisted studs or ceiling joists.Stud walls and ceilings should be flat and not bulge more than 3/8" in 8'.Contractor should make necessary repairs.7. PDATTwisted or warped interior and exterior posts or beams.Beams or posts should not twist more than 1/16" per foot of 4" x 12"descending ratio as follows:CR8. PDATCR4" x 12", 1/16" twist per foot, 1 1/4" total allowable4" x 6", 1/32" twist per foot, 9/16" total allowable4" x 4", 1/40" twist per foot, 1/2" total allowableWarpage or twisting should not damage beam pocket.Contractor should make necessary repairs.Cracked interior beams.Cracks in finished interior beams, which do not affect structural integrity, areacceptable if repaired.Contractor should make necessary repairs.9. PDATCRImproper crickets.None - Crickets must be constructed to provide proper drainage.Contractor should make necessary repairs.10. PDATRoof holds water.Minor ponding (up to 1/2" deep in small areas equivalent to no more than1/3 of span) is acceptable providing roof is dry within 48 hours after rainfall.Contractor should make necessary repairs.CR11. PDATCRScuppers installed too high.Scuppers should be installed low enough to drain roof.Contractor should be responsible for repairing or replacing improperlyinstalled scuppers.CARPETTackless carpets should be tightly stretched and securely attached to the tack stripat all perimeters. Bubbles or ripples should not be visible in the carpet.Seams should be of a good appearance from a standing position; however, seamsnormally have some visibility.7
Some of the contributing factors to seam visibility are:Peaking - Due to the additional thickness of the seam tape and the action of theheat from the seaming iron, slight peaking can occur at the seam. This will beparticularly apparent in lower profile and velvet type textures.Textures - Various textures have an effect on seam visibility. Loop pile, loop pileberber and dense velvet finishes will generally create more visible seams than othertextures.Contractors who install carpeting should resolve problems regardingmanufacturing defects with the manufacturer on behalf of the owner if the contractorwas responsible for the sale and or selection of the carpeting.1. PDATCRPile crushing in new installations.Some pile crushing is not uncommon when the installation is new. This willnormally self correct within 90 days.If severe crushing persists after 90 days, carpet should be replaced.2. PDATCRExcessively visible seams.Seams should be tightly fitted with no gaps or overlaps in the seam.Contractor should remake seam if gaps or overlaps are present.3. PDATCRDefective materials.None.Defective materials should be replaced.4. PDATCarpet seams placed in "T" configuration.Carpet seams placed in "T" configuration are unacceptable except whereother methods are impractical.Contractor should correct seam or replace affected area.CRCONCRETEThis section applies to standard steel troweled or light broom finishes. Specialtyfinishes are not included.Settling or heaving of soils under concrete caused by alteration of grades by owneror owner’s agent, which create excessive ponding or moisture adjacent to concretefoundations, walks, drives, slabs, or patios, should not be considered the contractor’sresponsibility providing the contractor has met all the conditions called for in thecontract, plans, specifications, and all code requirements.The contractor should be responsible to correct or ensure correction of settling orheaving if compaction is not according to the licensed soils engineer’s report or if noalterations have been made by owner or owner’s agent.All concrete should be placed in compliance with applicable codes and standards.8
This will apply to design strengths, testing, dimensions, frost lines, and reinforcementalong with items not specifically contained in the codes, such as proper placement in agood and workmanlike manner to achieve appearance and function of the finishedproduct.CONCRETE – EFFLORESCENCEThe 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 isgenerally of only cosmetic concern in nature. It often dissipates with contact withwater or the passage of time. Efflorescence that is severe, recurring, or accompaniedby degradation of the concrete surface may indicate the application of excessivemoisture, an elevated concentration of salts in the applied water, numerous cycles ofwetting and drying and/or a more substantial presence of salts within the surroundingenvironment.NATURAL CONCRETE – COLOR AND SHADE VARIATIONSColor and shade variations are inherent in all portland cement-based products.These variations may occur and are generally acceptable. These differences can beattributed to a wide variety of causes. Some causes include variable jobsiteconditions and changes in aggregate source, age, degree of curing, and specified slabsubstrate.POST – TENSIONCracking in a post-tensioned slab is normal, and often post-tensioned slabs exhibitfewer cracks in number but, hairline cracks are not uncommon. The purpose of thesteel cable is to improve the structural performance of the slab and foundation system,per the structural engineer’s design, often to improve performance on expansive orweaker soils. The post-tensioned slab and foundation system is designed to act as anintegral unit, distributing its own weight and the loads it carries uniformly into thesupporting soils.CONCRETE - FREEZE (OR FROST) LINES ZONE 2 3In areas above 3000’, ft. elevation concrete should be air entrained according toA.C.I. specifications for the aggregate size of the concrete being placed. It isrecommended that denser concrete be placed to offset the effects of freeze and thawalong with placing the concrete below the freeze line. The freeze line will vary with theelevation. Recommended depths are as follows:ElevationElevationElevation3000-4999 Ft.5000-6999 Ft.7000-8000 Ft.18”24”36”9
Check with local building officials for required depth in the area where theconstruction is planned.1. PDATCR2. PDATCR3. PDATCRCracks in “cast in place” concrete stems.Cracks wider than 1/8" should be properly repaired with appropriatematerial. Cracks over 1/4" indicate the possibility of settlement, heaving orother failure.Contractor should properly fill cracks with appropriate materials over 1/8”but less than 1/4". If cracks are 1/4" or wider, contractor should determinethe cause and make proper repairs. Repairs should be made near the endof first year to allow the building to stabilize.Cracks in basement floors.Cracks in excess of 3/32” width or 1/8” vertical displacement or compoundcracks in excess of 1/16” in width are not acceptable.If vertical displacement in excess of 1/8” or compound cracking in excess of1/16” in width is present, affected area should be replaced.Cracking of garage slabs, carports, exterior slabs, patios, drivewaysand sidewalks.Cracks in excess of 3/32” width or 1/8” vertical displacement or compoundcracks in excess of 1/16” in width are not acceptable. Cracks of 3/16” areacceptable for sidewalks.If cracks in excess of 3/32” width are present (3/16” for sidewalks), orcompound cracking is in excess of 1/16” in width, or vertical displacementexceeds 1/8”; the affected areas are to be replaced.4. PDATCRPatio or carport slab cracking at columns.Half moon cracking at column base is unacceptable.Contractor should make necessary repairs.5. PDATCRSettling or heaving of stoops or steps.Settlement or heaving more than 1/4" is unacceptable.Contractor should make necessary repairs.6. PDATSpalling or pitting of concrete.Concrete should not deteriorate to the extent that the aggregate is exposedor the aesthetics are destroyed under normal use and weather conditions.Contractor should take corrective action necessary to repair or replacedefective areas. Contractor should not be responsible for damage causedby chemicals applied by others.CR10
7. PDATCR8. PDATCR9. PDATCR10. PDATCRPonding or standing water on garages, patios, stoops, carports, walks anddriveway concrete surfaces.Water should drain. Standing water exceeding 3/32" is unacceptable.Standing water exceeding 3/16" on driveways is unacceptable. Flood, wait30 minutes and then check for ponding.Contractor should make necessary repairs.Improper expansion and/or control joints in driveways.Driveways should have expansion joints at carport or garage and at curb orsidewalk. Control joints at least 1/5 the thickness of the slab should beplaced no more than 10' apart.Contractor should correct to provide proper control or expansion joints.Cracks in control joints.Concrete should crack in control joints.excessive.Contractor should make necessary repairs.Cracks exceeding 3/8" areUneven or wavy floors.Floors should not vary from flat more than 1/4" over a 10' area provided thedeviation is gradual. Deviations, dips, or sags over short distances andeasily visible to the eye may be considered unacceptable.Contractor should make necessary repairs.11. PDATCRFloors not level.Floors should be level within 1/4" in any 12' run.Contractor should make necessary repairs.12. PDATCorners chipped or broken during construction.Chipped or broken corners in concrete may occur during construction.These chips and broken corners are unacceptable at move-in.Contractor should make necessary repairs.CR13. PDATCRDifferent elevations between slabs.Vertical displacement between two adjacent slabs should not be a triphazard.Contractor should make necessary repairs.14. PDATCRExcessive crazing of finished exterior concrete surfaces.None.Contractor should make necessary repairs.15. PDImproper, inadequate, unsightly finishing.AT None.CR Contractor should make necessary repairs.11
16. PDATCRFrozen or frost bitten concrete.None.Contractor should make necessary repairs.17. PDATPop-outs in concrete slabs.Minor pop-outs are acceptable if repaired. Slabs with an excessive amountof pop-outs are unacceptable.Contractor should make necessary repairs.CR18. PDATCRPost-tension cable design.Review by designing structural engineer.Follow the direction of the structural engineer.COUNTERTOPSLAMINATEDHigh Pressure Decorative Laminate and its substrate are usually wood-basedproducts, which typically expand and contract with humidity. In order to maintain longlasting, functional, and aesthetic usage, it is necessary to practice regularmaintenance. Heat-generating appliances should not be placed on o
JEFF FLEETHAM DIRECTOR DOUGLAS A. DUCEY GOVERNOR MAIN OFFICE 1700 W. Washington St.Ste. 105 Phoenix, AZ 85007-2812 (602) 542-1525 TDD (6
