I was told to get a punch list form, do you know where I can get one?
This is in response to your request for a punch list form. Let me first of all explain the 'why, when, how and what for' of punch lists:
IS THE HOUSE READY FOR A WALK-THROUGH?
Clearly, your house at the time of my inspection was not ready (nor did we expect it to be). Some of the cabinets were not installed. Carpet was being installed. Electrical work was being done. Final cleaning had not started. There were radios blaring and subcontractors running around all over the place. The water was off and the tubs and showers dirty, etc.
It would have taken 3 days to come up with a complete punch list, and then, another list would have been required to record all of the items which could not be seen today.
WHAT IS A PUNCH LIST?
The punch list is a written set of notes taken at the time of a final walk-through which comes at the end of a construction project. The builder should call for the walk-through when he/she thinks that EVERYTHING that can be done has been done. This may not always be possible, the deadline for closing on the house may be 3 days away, and the builder is sure that the work is 99% complete. However, it is very difficult and time consuming to develop a good punch list if major elements of work are 'in progress'.
The walk-through and punch list are intended to identify and document the FEW (say 24 or less) remaining items which need to be completed by the contractor before the project is SUBSTANTIALLY complete. I am not an attorney, and can't give you a legal definition of what substantial completion means. However, from a construction point of view I would use a "duck" definition (if it walks like...) Is it ready to move in? Are all the systems working? Is it clean?
The walk-through requires the participation by a representative of the contractor and the owner or prospective owner of the house. If an architect, designer or construction manager has been supervising the construction, then they must also be there at the time of the walk-through, and they will usually manage the process. The owner may want to have a home inspector there at the time of the walk-through.
Each section of the home, interior and exterior, must be visited and inspected (at the same time) by the whole group performing the walk-through. Everyone should be working together and looking at the same items together. Any defects, missing or incomplete items should be discussed and noted in writing. For example:
Some people like to use small 'yellow sticky' notes to identify the specific location of a defect. Find out from you builder if they have any objections. You may also want to take photos.
You need to be assertive enough to let the contractor know that you expect the work to be done to the standards called for in your contract. But, you don't want to 'go overboard', and give the builder the impression that you are asking for a perfect house. Be firm, but try to maintain a good working relationship with the builder.
I have never seen a perfect house, and don't expect to ever see one. I have also seen many homes in which the buyers didn't go far enough in demanding that the work be performed to the standards in their contract.
You will not find all of the defects and incomplete items during the walk-through. Other issues are very likely to develop over the next few month. All of these items should be covered by the written warrantee provided by the builder. Be sure to read and understand what is covered (including deadlines etc.).
THE PUNCH LIST FORM
This form is intended as a guideline for a punch list. Your builder or attorney may have his/her own form. You should review the contract, plans, specifications, and any change orders prior to the walk-through.
Time_________ Date___________ Address_________________________________________
ROOM/LOCATION DESCRIPTION OF ITEM DATE FOR COMPLETION _________________________________________________________________________ _________________________________________________________________________ _________________________________________________________________________ (add lines as required)
Will another walk-through be required? yes no (circle one) If yes, when?___________________
Date for substantial completion___________________________________
Item which can't be completed before substantial completion: _________________________________________________ _________________________________________________
Amount of holdback (if any) for any incomplete items $_____________
Signatures: ____________________________ Owner's Representative
____________________________ Contractor's Representative
Good luck! George