Unforeseen Construction Surprises Can Happen
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Sometimes in the course of a project, it is surprising what you find behind the walls.  The project pics featured on this blog’s banner was just that.  What we thought would be a standard bathroom remodel turned up more than a few surprises and cost for the Owner. 

The work done by the previous Owner were done without permits and left to their own devices, several things were done incorrectly which we had to fix, including:

• Wall studs had been cut and not properly blocked.  When you cut a stud along its span, you must put another 2×4 at the top and bottom of where you cut it, so that the integrity of the wall is not compromised.  The work that was done here, where studs were cut to accommodate the medicine cabinet or change out of a window were not properly reinforced with blocking.
• Window that was changed out from large to small, was not sealed properly.  So, not only was there no blocking, there was just a piece of plywood barely nailed and not to correct size, so that you were able to see thru the wall.  Water barrier was not put in place, and the house was subject to water getting into the walls.  Luckily, for the Owner, this window as in a protected light well and limited the amount of water exposure.
• Pipes were not vented.  The plumbing for the vanity was not properly vented, so we were surprised that there weren’t drainage problems.  We fixed it.
• Electrical was not up to code…fixed.

All of the above were part of ‘unforeseen’ construction costs that made for change orders because they have to properly fixed.  This is why when you undergo a major remodel, I advise Owners to do it with permits.  The permit process protects you the Owner and a piece of mind knowing that things were constructed to code.