Our home after paying Liscott nearly 95% of the build quote and over a year after we were supposed to obtain occupancy.
Our home after paying Liscott nearly 95% of the build quote and over a year after we were supposed to obtain occupancy.
Our home in its current condition
Update 4/4/2024 - As of this date, Liscott is refusing to pay the judgement. They are now over 4 months past due.
My family moved to Summit County, Colorado approximately 6 years ago. We decided to sell our home in the Midwest and rent a home in the mountains while searching for a location to build our "forever" home. About a year after moving to Summit, we located a building lot in Summit Cove (Dillon, CO) that fit our needs. We purchased the lot and then began the process of designing a home and hiring a builder.
We compared the process of a traditional "stick built" home and a modular home. Ultimately, we decided to go with modular home construction because, at the time, we believed it would be a quicker process that would be a bit more cost effective. We searched out hi-end modular builders in Colorado and ultimately hired Liscott Custom Homes to tackle the project. We went through the design process, took out a mortgage January 1st, 2021 and were under contract. We were led to believe we would be living in our dream home in under a year....
The 4 giant sections of our home arrived in October 2021 and were pieced together. Over the next few weeks, progress was consistent and we were looking forward to celebrating Christmas in our new home. Then.... progress all but ceased. We'd be lucky to see a crew of 2-3 workers on site for a few hours every week or two. Our bank became concerned when they would arrive for inspections and find nobody working on site. Yet, Liscott would submit repeated requests for payment for work on the home. Ultimately, Liscott was paid roughly 95+% of our total agreed upon build price. And yet, little to no progress was being made on the home. Major sections of the home that were paid for, not only were never started, but materials for these sections of the home were never even purchased. We pleaded with Liscott to make progress on our home as our rental home was on the market and was due to be sold. This fell upon deaf ears, our rental home was sold and we were homeless...
We would visit the job site on a regular basis to check on the progress. With construction debris everywhere, we were completely unaware of the serious and substantial defects present in the home. That is, until an outside crew installing the panoramic doors asked us to stop by the home. Two sets of these 15' wide doors had already been installed once, but were damaged by the Liscott crew. While re-installing the panoramic doors, the crew discovered that the home had sunk approximately 2" into the basement down the center line the entire 60' length of the home. We halted progress on the home, began a thorough inspection, brought in engineers and experts. This began the long process of unraveling a seemingly never-ending series of defects within the home.
We brought in the engineer who worked on the design of the home to inspect the project and make his recommendations. We also brought in the president and other members of Heritage Homes (the builder of the modules) to inspect the home and make their recommendations. Certified welders, electricians, plumbers, HVAC professionals and geotechnical engineers all visited the job site and provided us with their observations. In summary, they all concluded that the home had substantial defects and otherwise poor workmanship. We filed a construction defects notice with the state of Colorado. We entered mediation as required by our contract. Liscott refused to actively participate and left mediation in under two hours. We then began the process of binding arbitration and hired a construction defects engineering firm to go through the home with a fine-toothed-comb to identify all of the defective workmanship. Many months later we spent 6 days in arbitration and had several experts and other witnesses testify to the substantial nature of the defects. Documentation and reports linked bellow.
Below is a listing of the known defects as of this posting along with reports and additional documentation from engineers and other experts. Further down are videos detailing the extensive nature of the defects.
Ben Smith
Updated 12/12/2023
Updated 12/12/2023
Updated 12/12/2023
Updated 12/12/2023
Updated 12/12/2023
CURRENT KNOWN DEFECTS AS OF APRIL 2023:
FOUNDATION & CONCRETE
a. The foundation was built incorrectly at the prow end of the home.
b. Foundation walls at the prow front of the home are out of plumb by approximately 4”-6” and dip by approximately 2”. Repairing or replacing these out of plumb foundation walls is extremely expensive
c. Water proofing of the foundation walls was specified by only damp proofing was installed. This cannot be repaired without extreme expense and can never be rectified under the garage concrete slab.
d. Large vertical crack running the entire height of the foundation wall at the rear of the home. This needs repaired or the basement will have continual water issues.
e. Concrete footings for the deck off the master bedroom have shifted significantly and need to be dug up and replaced at considerable expense.
f. Concrete footings for the apartment entry way have sunken, cracked and pulled away from the home. These need dug up and replaced
g. Concrete footings for the patio off the prow of the home have sunken cracked and pulled away from the home. These need dug up and replaced
h. Concrete footings at the main entry have cracked and pulled away from the home. These need dug up and replaced.
i. Re-bar reinforcement for concrete in a larger grid pattern than dictated by engineering. This cannot be repaired.
HOME DELIVERY & SETTING
j. In general, the work done while setting the home was exceptionally poor. At this point, it is impossible to correct some of the problems that resulted from this work.
k. Wood shims and spray foam used to fill the gap between the foundation sill plate and rim joist of the home at the prow aren’t acceptable but are unable to be removed and replaced. An engineer must provide a remedy.
l. Upper and lower modules weren’t placed together tight. There is a gap of approximately 2” between the upper modules and approximately 1.5” between the lower modules. This is a permanent defect as the sections of the home can no longer be moved together to close these gaps. The result is significant reworking needed to the interior and exterior of the home.
m. Front lower module is approximately 2.75” over the edge of the foundation. This can never be corrected.
n. The modules were not properly supported during setting and sat for nearly 6 months in this condition. This resulted in floors and wall out of level and out of plumb. Significant repairs to the entire home must be made.
GRADING & COMPACTION
o. Improper and negative grading for water flow resulted in water flowing towards the foundation and standing water by the foundation. Additionally, water and sediment continue to enter the home through the basement window and the gap at the prow front of the home. The lot needs to be properly graded for water drainage as outlined in the plans.
p. Egress window well sunken and pulled away from home. Needs removed and replaced.
q. Compaction around the foundation was improperly done, resulting in sinking dirt, concrete footings sinking and breaking away from the home, extreme stress to the sunken gas line. All dirt around the foundation needs dug up and properly compacted. All concrete footings need dug up and replaced.
STRUCTURAL STEEL
r. The structural steel beam running the length of the home in the basement was never properly leveled, installed, connected to the foundation walls or connected to the basement floor. None of the guidelines provided by the structural engineer were properly followed. This resulted in significant damages and delays to the home.
s. Since the steel beam wasn’t properly supported or leveled during the approximately 6 month period between the house arriving and Liscott being fired, the center line of the home sunk roughly 2” down the middle. Though Liscott did hydraulically raise the home to level the floor, significant damage resulted and many sections of the home are still out of plumb or not level. Significant repairs to the exterior and interior of the home are needed.
t. The beam was never inserted deep enough into the foundation pockets as dictated by engineering. To correct this, steel angle plates and gussets must be fabricated and welded to the steel beam. Anchors must then be sunk into the wall through the plates to properly transfer the load to the foundation walls.
u. Welding performed on the beam was incorrect and completely deficient by any standard. To correct, existing welds need removed and redone by a certified welder versed in welding heavy, structural steel.
v. Shims used in the foundation pockets to support the steel beam were inadequately sized and not welded together. They must be replaced with properly sized shims and installed properly.
w. The steel web stiffeners were of the wrong material, improperly installed and poorly welded. These stiffeners must all be replaced with the correct materials in the correct orientation and welded properly.
x. The vertical support posts are not square and must be cut and re-welded square.
y. The plates at the top of the vertical steel posts were of the improper material and improperly welded. These need removed and replaced with the correct materials and welded properly.
z. The splice between the two sections of the steel beam were not joined with the proper materials or proper welds. The splice material needs replaced with the proper heavy steel and joined together properly.
aa. The home was never properly attached to the steel beam. The home was simply resting on the beam with no attachment. The home needs to be properly attached to the steel beam as dictated by a structural engineer.
bb. The steel beam and vertical support posts never properly grouted to the foundation walls or floor.
GARAGE CONSTRUCTION
cc. During construction of the garage roughly 40% of the roof trusses were damaged. Though the manufacturer of the trusses provided Liscott with engineer-approved repair instructions, these instructions weren’t followed. The attempted, yet improper, repairs by Liscott need to be removed and the trusses need to be properly repaired with the instructed materials and procedures.
dd. The garage overhangs the foundation in certain areas by approximately 1.5”-2”. This cannot be repaired.
ee. The garage door tracks are damaged and need replaced
ff. Electrical work has a number of defects that need corrected by a licensed electrician
gg. Home wrap improperly installed and must be replaced.
hh. Windows improperly installed and must be removed and reinstalled
ii. Window and door trim improperly installed and must be removed and reinstalled
jj. Siding improperly installed and must be removed and reinstalled.
kk. Ventilation for roof inadequate. Additional roof vents must be installed
ll. Stairs leading from the garage to the home improperly constructed and must be removed and rebuilt.
mm. Floor drains in garage never installed. This cannot be repaired.
nn. Seal tape around all windows is not the type specified by engineering and must be replaced.
oo. Fascia and soffit constructed improperly with large gaps and must be removed and replaced.
pp. No ventilation in soffits.
qq. Flashing for the roof is not the type specified and is installed improperly. A number of the sections of flashing are installed backwards, directing water towards the home. A number of the sections of flashing also have holes and nails exposed to the elements. It must be removed and replaced with the correct materials.
rr. The fascia, soffit and siding on the garage dormers poorly installed with large gaps and pieces of wood scabbed in and must be replaced.
ss. Painting, staining, stone installation and touch up never done.
HOME INTERIOR
tt. Broken windows than must be replaced.
uu. Damaged drywall throughout the home that needs repair
vv. Kitchen cabinets pulled away from the wall and need removed and reinstalled
ww. Countertops pulled away from the wall and need removed and reinstalled
xx. Light fixtures need installed
yy. Stairs leading from the 1st floor to the 2nd floor don’t pass code and need rebuilt
zz. Stairs leading to the basement are poorly built and need reinforced
aaa. Utility room not constructed according to plans.
bbb. Framing in the utility room is poorly constructed and needs rebuilt
ccc. The main entry door is damaged and needs replaced
ddd. The exterior door leading to the patio is damaged and needs replaced
eee. The door leading to the deck off the master bedroom leaks, is damaged and needs replaced
fff. Warped cabinet doors need replaced
ggg. Broken door hardware needs replaced
hhh. The interior trim around the flooring and doors is either largely damaged or installed poorly and needs replaced
iii. A large number of interior doors are damaged and need replaced
jjj. The panoramic doors have several broken components that need replaced
kkk. The panoramic doors need reinstalled properly
lll. Large sections of ducting were improperly installed and are now pulling away from the ventilation registers and will need reinstalled
mmm. The furnace is too small for the home and must be supplemented with another unit. This will require additional duct work to be installed.
nnn. The ceiling in the kitchen and main entry are out of plumb by approximately 1” from the outside wall to the centerline of the home. This will require removing all cabinets, tile and drywall on the ceiling, installing shims, reinstalling drywall and reinstalling kitchen tile and cabinets.
ooo. The furnace intake and exhaust are too close to an operating bedroom window and must be relocated to meet code.
ppp. Tile floor damaged in several locations and needs repaired.
qqq. Grout for tile floor poorly, or incompletely, installed and needs properly installed.
rrr. The walls along the centerline of the home on both the main and upper floors are out of plumb by as much at 1.5”. This will require removing all doors, trim and drywall. Installing shims on the studs to make the walls plumb and then reinstalling drywall, doors and trim.
sss. Because the sections of the home have large gaps that are inconsistently sized, the trim and door casings along the marriage line of the home are of largely inconsistent sized. This cannot be repaired.
ttt. Doors along the marriage line are severely out of plumb.
uuu. The shower in the master bedroom leaked, flooding the apartment bedroom below. All damages must be repaired.
vvv. Failing to install door and cabinet hardware properly
www. The main sewer line around the basement walls must be supported by metal hangars.
xxx. Touch up painting is extremely poorly done.
yyy. No kick plates installed on the kitchen islands.
zzz. Dog wash plumbing is reversed.
aaaa. Wiring for appliances uses improper breakers.
bbbb. No radon vent as required by code.
cccc. Hardwood floors damaged and pulling up in many locations.
dddd. No sump pump installed
eeee. No sump pump discharge installed.
HOME EXTERIOR
ffff. Upper sections of the home never properly joined to the lower sections around the exterior joint line using ¾” OSB as required.
gggg. The lower sections of the home never properly joined to the sill plate as required.
hhhh. Damaged exterior foamboard and OSB on NE corner of the home. This was caused by Liscott when they attempted to use an excavator to push the two sections of the home together long after it had been set. This certainly indicates they knew there were problems but were attempting to cover them up.
iiii. The main entry structure improperly constructed and needs torn down and replaced.
jjjj. Siding improperly installed and needs removed and replaced.
kkkk. Window trim improperly installed and needs replaced.
llll. Prow end of the home has had the roof open for a year. Animals have taken up residence inside the roof. They need evicted and all damage needs remediated.
mmmm. Fascia and soffit at the prow needs installed to seal the roof of the home.
nnnn. Fascia, soffit and trim improperly constructed and needs removed and reinstalled.
oooo. Belly bands improperly installed and need removed and reinstalled.
pppp. Corner trim improperly installed and need removed and reinstalled.
qqqq. Flashing needs removed and properly installed.
rrrr. Dormer on roof is incomplete and improperly finished. Needs fascia, soffit, siding and house wrap removed and reinstalled properly.
ssss. Roof has holes open to the attic that need repaired.
tttt. Flashing throughout roof and siding improperly installed. Needs replaced with the proper materials and reinstalled.
uuuu. Conduit at main electrical riser needs replaced with the correct material.
vvvv. Piles of construction materials left to the elements, buried under mud and destroyed.
wwww. No touch up painting or staining of siding or trim
xxxx. Decks, entry ways and exterior roof still need constructed.
yyyy. Failing to correctly install the egress window well.
The below videos detail the substantial problems we've uncovered with our home and the poor quality of work performed by Liscott. The summary videos provide a good overview of the situation as of February 2023. We have since retained an engineering firm that specializes in construction defect investigations. We will likely be adding further videos as this investigation uncovers additional defects. Videos further down the page are in chronological order starting in April of 2022 and detail problems as they were uncovered. Of particular note is that the severity of the defects increase as the video series progresses and we uncovered additional problems.
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