Read my four part blog for useful details and what to do about it
who used Chinese drywall during the boom.
Phyllis Crosby, Realtor/GRI
ReMax Realtec Group
Take care & best of luck.
The biggest problem is that there can be just a few sheets of Chinese drywall in a home or condo. The builder may have used several different suppliers and just one of them could have supplied Chinese drywall. During construction in 2003 to 2006 builders were building homes at a fast pace. Drywall from 1, 2, or 3 manufacturers could have been used on a single home.
Even a certified inspector could have problems finding Chinese drywall if only a few sheets were used in a home. Samples are usually taken from around the home by opening electric boxes. If the inspector suspects anything, larger samples of drywall are taken.
Remediation costs could vary greatly. It could cost as high as $40 per square foot plus you need to figure in the expense of renting an alternate home.
Steering clear of Chinese drywall infected communities is the best way to go when purchasing a home in Naples Florida. Most Naples communities have zero Chinese drywall. Regardless if you get a home for a great price, if that community is known to have Chinese drywall issues it can effect the value of the homes in the community as a whole for decades to come.
Use a Realtor that knows Naples and can show you communities without a trace of Chinese drywall. I can assure you that there is No Chinese drywall in http://www.marbella-lakes.com or http://www.avianonaples.com. I know this for a fact and any qualified home inspector will back me up on this 100%.
All the different builders used from local suppliers and non local so you really never know.
Cost of Replacement is generally - 30-38 dollars a square, and thier are other issues such as copper contaminnation and metals deterioration that need to be considered in the process i.e (how long has the drywall been installed in the house).
One way to tell is that the copper pipes turn black, looks almost like black mold.
Hope this helps
It is true that there are disclosure laws. What needs to be disclosed varies by state. Again, I can't speak for Florida. But in Illinois, the disclosure form says "seller has knowledge of". All it really does is create a paper trail among sellers. Seller A sells to Buyer A who later sells. Seller A disclosed to Buyer A that the basement always floods during heavy rains. During the time that buyer A owned the property, it never flooded. And then they sell, and on the disclosure form they check the "NO" box regarding flooding. If a lawsuit springs up later on, it could be proved that Buyer A did have knowledge of flooding even though nothing occurred while they owned it. So, disclosure laws protect you from nothing really. It's just a way to help discover liability in the event something happens later.
Regarding your question: First of all. Get a good home inspector. Second, educate yourself as much as you can about environmental issues that can affect your home.
Below are some starting points:
The CDC posted information on their web site which ,as of this date, was current through September 2009. They report "This drywall was first imported to the U.S. in 2003 and is still in use. The number and location of all homes containing the imported drywall is not known."
Also important, find out more information about testing to find out if a home may have contaminated drywall.
Check out the below websites for further information:
Prudential Starck Realtors
Chinese drywall is a significant problem in Naples, and other areas of Florida for homes built between 2004 and 2008. Be careful when purchasing a home that was built or remodeled during those years and ensure you are dealing with an inspector who has the proper credentials to properly test for the material. If you need help locating an agent in the Naples area who can steer you in the right direction please feel free to contact me and I would be happy to point you in the right direction.
Remediation can be expensive and I have seen projects run as high as $40 per square foot. If you do decide to take on one of these opportunities your best bet is to be a cash buyer but I do have contacts that will take on a FHA 203K loan for Chinese drywall remediation. There can be financial rewards but make sure you carefully go over all the costs including holding costs during construction which can take up to 3 or 4 months. One thing I look for in estimates on these projects is a contractor who runs a HEPA air scrubber with a wet wipe down after the bad drywall is removed.
I hope this information is helpful but if you need anything additional please do not hesitate to give me a call.
Always at Your Service,
Tom Priester e-PRO
"Results Driven Real Estate"
Keller Williams Realty
Reliable testing is available in the range of $250 to $500 depending on the size of the property. Currently, visual inspection or X-Ray Fluorescence are the most popular testing methods. Some testers will also submit samples of walls to have then tested in a laboratory but I am not familiar with that process or how expensive it would be.
I would suggest that drywall testing should be performed by a reliable company as a part of your usual inspections. If the property was built between 2003 and 2007, or has been remodeled, I would suggest that you have a specific defective drywall test performed.
Penny wise, pound fooling rules the day when is comes to the issue. Buy what you want but spend a few hundred dollars to protect your investment and give yourself some peace of mind.
Bill Sontag, Realtor
Prudential Florida Realty
Please contact me at 239-248-6393 if you wish to discuss this matter further.
You don't have to worry about Chinese drywall for home built after 2000. In my experience in Sarasota, all of the communities with the issue have been identified and either repaired or in the process. It is a comparatively localized issue and I've yet to sell a home in the past five years where it was or has become an issue.
It is rather easy to detect by examining the a/c unit and/or by removing the outlet covers and generally seeing if there is corrosion evident.
Of more concern is mold and mildew which is also rather easy to detect (for me by odor) but in all instances your inspector will search it all out for you.
If you would like to investigate Sarasota, email me and I'd be happy to send you examples of homes here. As a MOT, it would be my pleasure Mr. Goldstein.
In your purchase contract, you now have a chinese drywall or "defective" drywall addendum to go along with your mold addendum that has been there a long time.
It is not so much an issue of which builders, it happened in 2004 after the hurricans. There was a shortage of drywall and it started coming in from Knauf in China. It is prevelent in 7 states. Remember, a home might have had a wall repair after the storms, so it is not total construction.
I have been blogging the topic from the start. Here is one of the latest as to "fixing" it...
by the way, I am not sure a house can ever be healthy after having Chinese drywall because concrete is pourous. Also the US health dept has NEVER said that chinese drywall is a health hazard...BUT...it is is corroding the metal in the house including plumbing and wiring, I do not want to be breathing it. This is my opinion not based in science.
Hope this helps!
Debbie Albert, PA
Keller Williams of the Treasure Coast