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Ore Creek Homes - Brighton and Howell
Livingston County New Homes Builder Since 1974


Ore Creek Development New Home Warranty

Dear Homeowners,

The Ore Creek Development Team joins me in welcoming you. We appreciate the confidence you have placed in us by selecting an Ore Creek home.

We feel that the most important factor in any new home is the reputation of the building corporation that created it. We have exerted every effort to see that your home meets the high standards of construction which have proved so important in the growth and success of Ore Creek Development.

We do the utmost to deliver your home in tip-top condition, with everything working perfectly. But as you may have noticed, this is not a perfect world. With the complexity of the modem home, there is always the possibility of human error, despite all of our efforts to the contrary. For this reason, we are providing you with a one-year Ore Creek Development Limited Warranty effective on the date of C. of O. and or a signed move in date.

The following pages of this New Home Guide have been compiled to provide you with helpful information about your new home located in Livingston County, MI. We recommend that you keep this information in a convenient location for easy reference. At your earliest convenience, we ask that you please take time to read through the Care & Warranty section of this guide, as it outlines our customer service program and provides you with important information about the routine care and maintenance of your home.

Several Service Request Forms have been provided in the back section of this guide for your convenience. We ask that all routine requests be submitted in writing. If an emergency situation should arise, please do not hesitate to call our customer service office at 810-227-7624 (ext. 2) during business hours, or for after hour emergencies, call Mike Kelly at (810) 599-8800 for assistance.

We hope that you will find the following pages helpful in the months and years to come. If you should have any questions regarding any of the information provided to you, please feel free to call our customer service office.

We wish you many years of happiness in your Ore Creek Home at Timber Bluff.

Mike Kelly

Table of Contents

I. Introduction

A. Subcontractor Telephone List

B. Leaving Your Home For Extended Periods of Time

C. Utilities


II. Care & Warranty

A. Categories of Service

   1.   New Home Orientation
 2.   30 Day Inspection
 3.   Routine Service
 4.   Emergency

B. Customer Satisfaction

C. Service Requests

D. Care

   1.   Appliances
 2.   Cabinets
 3.   Carpeting
 4.   Caulking
 5.   Interior
 6.   Exterior
 7.   Ceramic Tile
 8.   Countertops
 9.   Doors
10.   Drainage
11.   Driveways, Walks, Patios, & Steps
12.   Drywall / Lumber
13.   Easements and Restrictive Covenants
14.   Electrical Systems
15.   Exterior Lot Property Lines
16.   Exterior Walls
17.   Fireplace
18.   Floors
19.   Garage Doors
  20.   Hardware & Railings
21.   Heating & Air Conditioning
22.   Humidity
23.   Insulation
24.   Land Improvements
25.   Lawns & Landscaping
26.   Mold
27.   Paint
28.   Pest Control
29.   Plumbing, Plumbing Fixtures,
30.   Radon Notification
31.   Roofs
32.   Sliding Glass Doors
33.   Trimmings / Moldings
34.   Water Heater
35.   Water Lines
36.   Weather-Stripping / Seals
37.   Windows
38.   Wood Decking

E. Examples of Maintenance Items

F. Examples of Warranty Items

Subcontractor Telephone List

For your convenience we have prepared a list of the major subcontractors who assisted in the construction of your home.

For warranty service during the first year of occupancy of your home, please call our Customer Service Department at 810- 227-7624.

If you find you need additional services or information, please use telephone list provided below.

Air Conditioning
Four Seasons
(517) 552-1025
(810) 229-9554
SCI Floor Covering
(248) 359-3500
Ceramic Tile
R.B.K Tile
(734) 424-0138
  Counter Tops
Artistic Tops
(810) 229-4389
D & H Asphalt
(810) 231-3501
Frank Dziabuda
Watson Electric
Four Seasons
(517) 552-1025
Garage Doors / Openers
Newmyer Doors
(248) 640-2597
Chip Brown Building Co.
(517) 545-1667
Four Seasons
(517) 552-1025
Fiberclass Insulation
Todd's Service
(810) 231-2778
  Mason / Basement walls
Fenton Poured walls
(810) 629-5265
Lane Painting
(517) 521-4521
Tokar Mechanical
(810) 231-8571
Bill Hegedus
(810) 227-4157
Vinyl Siding
Fox Brothers Dev.
(810) 632-2900
Fox Bothers Dev
(810) 632-2900

Please contact the following Subcontractor directly for repairs during your first year of occupancy.

Manufactures warranties have been provided for you in the back section of this guide.


Leaving Your Home For Extended Periods Of Time

When leaving your home for extended periods of time, we recommend having someone check your home weekly. In addition to this, we suggest paying particular attention to the following items:

Pool: Be certain you have a dependable pool service company.

Lawn: Have a dependable landscaping and irrigation systems service company maintains grounds.

Water connections: Turn off main water valve located inside your house, then turn off electricity to hot water heater (preferably at the breaker).

Toilets: Make certain toilet tank flaps are not leaking. Either have someone flush them weekly or cover the bowl with saran wrap to prevent evaporation. Rodents can get in if bowl becomes dry.

Caulking: Check all caulked areas. Re-caulking maintenance is usually overlooked, but much needed. This will prevent most water damage.

Refrigerator: Most manufacturers recommend that the refrigerator be left on, but set at a warmer temperature. If you choose to turn it off, be sure doors are propped open to prevent mildew. Although items such as sugar and flour can be stored in the refrigerator, do not leave perishable items. Turn off the water line to the ice maker, dump stored ice, and set the lever to the off position.

Dishwasher: Have someone run through the rinse cycle once a month or put some cooking oil inside. The seal should not be allowed to dry out, so do not leave the door propped open.

Garbage disposal: Lubricate with oil to keep from freezing up and have someone run at least once a month.

Electricity: Disconnect televisions, washer (turn off water to washer also), and dryer. For the convenience of your house sitter, do not turn off power to lights. Also, light timers should be set for security purposes.

Air conditioner: Because humidity can cause mildew to ruin everything you leave behind, you should leave your air conditioner set at 80 degrees or have a humidistat installed. The humidistat should be set no higher than 65 percent. It will over-ride the thermostat and come on only to dry the air. It should easily pay for itself in savings the first season. Have air conditioning unit thoroughly checked.

Mail: Have mail forwarded to your temporary address.

Insurance: Review your homeowner's policy to make sure you are appropriately covered for anything that might happen in your absence.

Pest control: If you are a homeowner, you will want to possible make arrangements for a Pest Control Company to service your home in your absence.

Entrances: Make sure all windows and doors are locked securely. If you have a monitored security system, you will want to notify your security company of the name of a person they may contact if the alarm in your home is to go off. This person needs to be available to respond to a call if necessary.

Garage: When leaving your home for an extended period of time, it is highly suggested that you deactivate your automatic garage door opener. To do this simply close the door and pull the red emergency release knob. After doing this you will need to manually lock your garage door.

If you should have any questions about your garage door, please feel free to call the subcontractor whom installed your door at the number listed on your Subcontractor Telephone List supplied in this New Home Guide.


Utilities / Livingston County Homes

Please have the electric and gas accounts transferred into your name. This can be done by calling DTE Energy at (800) 477-4747, and Consumers Energy at (800) 477-5050.

Please call as soon as possible to avoid interruption of service.


Categories of Service

Ore Creek Development service falls into four categories: New Home Sales Orientation, 45 Day Inspection, Routine Service, and Emergency Service.

1)   New Home Orientation: Prior to closing on your new home you were scheduled to meet with the Ore Creek Service Superintendent. His job was to familiarize you with the care and maintenance of your new home and the operation of equipment and to review your homeowner's maintenance responsibilities. In addition, all items which had not been completed or which needed to be corrected were listed on a service request form. The Ore Creek Customer Service Administrator is responsible to see that all items listed be corrected as quickly as possible. It should normally take not more than 14 days for completion of all items except for delays caused by weather, strikes, material shortages or other factors beyond our control.

2)   30 Day Inspection: Your new home is like a new car or any new piece of sophisticated equipment. It requires a breaking-in period. During the first month of occupancy, you may notice additional items requiring service. We request, except in an emergency, that you prepare a list of those items requiring corrections. In this guide you will find a supply of Service Request Forms and self-addressed envelopes for your convenience. After your first 30 days of occupancy, please submit your Service Request Form to our Customer Service Office, located at 10315 East Grand River Suite 101 Brighton. Once you have submitted your request, our Customer Service Administrator will call you to schedule an inspection appointment. After this inspection takes place, all items should be completed within seven to 21 working days. Therefore, we ask you to make the necessary arrangements that allow us access to your home after the inspection to complete the work.

3)   Routine Service: Because we want to be absolutely certain that you are satisfied with your home, we are providing you with a one-year Ore Creek Limited New-Home Warranty effective on the date of occupancy. There should not be many service problems subsequent to completion of the items on the 30 day inspection list. However, if any service items do occur, please notify us in writing on a service request form of the item before the anniversary of occupancy. We will inspect these items and schedule the correction promptly.

4)   Emergency Service: As part of our "Customer Care" Commitment, we have a member of the Ore Creek Team "on call" 24 hour a day. For emergencies during business hours, please call our customer service office at 227-7624 ext. 14. If an emergency situation should arise after hours, call Greg Lucas at 1-810-599-8804 and he will return your call immediately. Although it is unlikely that you will experience an emergency, you will have the confidence of knowing that you will be able to reach someone who can provide you with advice when you need it.

The following list of conditions is classified as an emergency situation:


*   No Heat (If outside air temperature is below 45 degrees Fahrenheit)
*   No Air (If outside air temperature is above 78 degrees Fahrenheit)
*   Electrical problems of a life threatening nature that cannot be solved by turning off an individual breaker.
*   Plumbing problems that cannot be solved by turning off an individualvalve and are at risk to a flooding.


Customer Satisfaction

The Prime Objective

We have always believed that in the basic home itself, the only realistic approach to customer satisfaction is to have the work on each home performed properly the first time.

With the complexity of the modern home, this is not an easy task. That's why your home was examined on a daily basis by our supervisors during the construction process.

In addition, we engaged skilled craftsman in every stage of the construction. They are fully aware of our standards and exerted every effort to see that they were maintained through their frequent inspections of completed work. We strive to be a great Livingston County Home Builder, making smarter decisions today for a better home tomorrow!


Service Requests

In order to assure efficiency in our Customer Service Department, we must require that all routine service requests be submitted in writing to our Customer Service Department. Any other channels will DELAY processing of your service requests. We cannot honor verbal requests unless they are emergencies. Telephone calls of a routine nature cannot be accepted because of the wide margin for misunderstanding.

In this New Home Guide, you will find a supply of Warranty Service Request forms and self-addressed envelopes for your convenience. In the event you require service on any warranty item, please provide us with as many details as possible and mail, fax or deliver the form to our Customer Service Department. Please be sure to keep the copy for your records.

Any items that require servicing generally will appear during the first month of your occupancy. Please do not report these items one by one. If you keep an accurate service list for the first 30 days after you occupy the home and submit this list on a service request form (again with the reminder to keep a copy for yourself), you will help us avoid multiple service lists and a duplicate of subcontractor visits to your home. Please try to cooperate with the Service Department during this period. This is the only effective way the Service Department can handle your requests.

During the first few months of occupancy, the homeowner is requested to familiarize himself with the Ore Creek New Home Guide relative to the homeowner´s responsibility and the Ore Creek limited warranties in reference to any problems arising during this time.

Many of the smaller adjustments which arise in a new home can easily be corrected with your household tools. This is an excellent opportunity for you to get into the "Do it Yourself Habit" and your cooperation will free the Customer Service Department for problems of a more serious nature in other homes.

When you submit a service request to the office, it is promptly forwarded to the Service Department. Once you have submitted your service requests, there is no need to contact the office. Within 3 days of receipt of your service request, our Customer Service Administrator will call upon you to confirm receipt of your request and review those service items you would like corrected. This will enable the Customer Service Department to pursue the proper action and order those materials needed for corrective measures.

If you have not heard from us within a week submitting your request, please do not hesitate to call. Our method of operation contains provisions for constant revision of assignments. Consequently, when a specific service has not been completed within a reasonable time (14 days), our Customer Service Department is alerted through internal checking procedures. Delays will be held to a minimum. You may rest assured that emergency repairs will be taken care of immediately.


"Breaking In" A New Home

Every Ore Creek Home complies with the rigid building codes of the many different communities within Livingston County Michigan and elsewhere. The result is a home constructed with a high standard of quality.

Like a new automobile, however, your home requires careful "breaking in", particularly during the early months of occupancy. Properly maintained, this home will serve you and others who may follow you there for many years.

Certain normal conditions will develop during the early months of occupying the home. These are to be expected, and are normal.

If your appliances where supplied by Ore Creek all are under limited warranty from the manufacturer. Properly cared for, appliances will provide years of efficient service. Read the instruction booklets provided before using any of your new appliances. If a need should arise for service, refer to the appliance service number listed in this manual.

Range Hood Fan and/or Space Saver Microwave
If a high quality range hood fan or space saver microwave has been installed. This unit contains a triple filtering system consisting of a permanent, washable aluminum mesh grease filter, an activated charcoal filter for cooking odors, and a fiberglass filter to absorb smoke. Replacements for smoke and charcoal filters , as well as hood light, are available at any electrical or hardware store. The fan motor need not be oiled; it is a permanently lubricated type.

Cabinets - Kitchen and Bathroom
Wood cabinets should be treated just like any other fine wood furniture. Cabinets can be cleaned with a damp cloth using a mild solution of Murphy's Oil Soap and water. To wax, use Johnson's, Jubilee, Liquid Gold or similar products (DO NOT USE a self-drying wax or products containing solvents.) Apply the product and wipe the surface dry with a clean, soft cloth.

Natures' distinction is a part of the beauty and varied richness of all hardwoods. Natural woods will vary in color and characteristics, including mineral streaks, pinholes, varied graining and darkening with age. These variations are considered a part of the beauty of a natural product.

For laminated plastic surfaced cabinets, simply wash with a mild soap and water, rinse and dry. DO NOT USE ABRASIVE CLEANERS.

Many new products are now on the market which are designed for specific use on plastic laminated cabinets. These help avoid streaking and leave the surface in a polished condition.

Service Policy:
There may be a slight separation between the cabinets and/or the ceilings or walls. Unless the gaps affect the operation of the cabinets, the builder will not be responsible for repair. Kitchen cabinet doors, drawers, and other operating parts should function properly UNDER NORMAL USE.
It is the builder's responsibility to repair any non-functioning operating parts during the first year of warranty coverage. Warp age of cabinet doors shall not exceed 3/8 inch displacement area or builder will repair or replace to comply with this standard.

Any imperfections, scratches, etc. not noted on pre-settlement walk-through (New Home Orientation) will not be the responsibility of the builder.

The carpeting in an Ore Creek Home has been selected because of its ability to withstand day-in and day-out wear with minimum care.

While many carpets are supposed to be stain or fade proof, they are not. Although many are stain and fade RESISTANT, carpet manufactures do not warrant their carpet against wearing, staining, or fading and because all families' living habits are different, builders cannot warrant the carpet either. Generally, carpet care includes vacuuming and prompt attention to spills. Some color fading may occur due to constant exposure to the direct rays of the sun. Closing the drapes during certain times of the day will help prevent such fading.

Proper maintenance, including frequent cross-directional vacuuming and professional cleaning every 18-24 months will prolong the life and appearance of your carpet. With proper care, the carpet in your new home will give you years of satisfactory service.

Because of the lengths of rooms, carpets may have to be spliced together. When a carpet splice is vacuumed against the grain it will be noticeable. This shading can be avoided by vacuuming with the grain of the splice. As is common with any new application, your carpet may need re-stretching some time within the first six months. If this occurs call the carpet company phone number which is provided on the subcontractor telephone list and schedule this at a time convenient to both yourself and the company.

Please take time to read the carpet manufacturers warranty and care pamphlet provided for you in the warranty booklet section of this guide. If you should have concerns regarding your carpet, please contact the manufacturer directly at the number provided on your subcontractor telephone list.

Interior caulking is a very important maintenance procedure and must be done on a regular basis by the homeowner. Caulking should be maintained in the following areas:

1)   Cabinets should be re-caulked where the counter top meets the backsplash
to prevent water from entering. This is most important behind sinks.

2)   The area around sinks should be re-caulked where they meet the
countertop. This is to prevent water from entering and causing damage to
the plywood top.

3)   Tub and shower tile should be re-caulked. Due to settling and normal
expansion and contraction, the grout around these areas may break loose.
Caulking will restore the appearance and prevent water from entering and
damaging the area behind the tile.

4.   The caulking around windows and sliding doors should be re-caulked to
prevent leaking from the outside.

If any of the above mentioned areas should appear dried out or cracked, remove the old caulk and replace it. If you don't have a caulking gun, material can be bought in applicator tubes or in disposable caulking guns.

Caulking is the homeowner's responsibility after the correct initial application by the builder. Caulking should be checked at least twice a year. It is important that areas that require caulking are maintained..

Exterior Caulking

Livingston County and elsewhere In Michigan can experience severe cold winters, so keeping your new home properly sealed will help protect your investment.

The exterior of your home has been sealed with a quality brand caulking sealant. Caulking prevents air and moisture penetration into the wall and loss of energy. Caulking is generally applied around the window and door openings on the exterior wall. It is usually applied where the frame of the window or door meets the wall of the house.

Over a period of time, caulking exposed to the weather may shrink, dry, and crack, and because there is movement in the wood and metal materials of your home, the caulking must be checked by the homeowner on an annual basis to ensure no gaps have developed. A re-caulking should be done every three to four years. The recaulking should include caulking at roof flashing, doorframes, and windows. The old caulking should be removed before the new caulking is installed.

Ceramic Tile
Ceramic tile should not crack or become loose during the first 30 days after closing. The builder will replace any cracked tiles and re-secure any loose tiles during the first 30-day unless the defect was caused by the owner's negligence.The builder is not responsible for discontinued patterns or color variations.

Cracks in the grouting of ceramic tile joints are commonly due to normal shrinkage conditions. Re-grouting or caulking of these cracks is the homeowner's maintenance responsibility with the life of the home. Tubs and showers are especially important to maintain to prevent costly water damage.

Tile is easy to maintain and needs only to be wiped down occasionally with a damp cloth.

The builder shall assume no responsibility for damage(s) due to condensation.

Countertops in new homes are made of a high-pressure laminated plastic or other material. This material is used for its resistance to scratching, abrasion, alcohol, boiling water, etc. It is not, however, resistant to cigarette bums, scratches caused by cutting with a sharp knife, or heat damage from careless pot placement on the top burners.

Never set hot pans, taken from the oven or range, directly on countertops.

Cultured marble/onyx surface for bathroom vanity tops may be scratched, marred, dulled or stained through improper care or excessive use of strong abrasive cleaners. Use only mild detergent, window cleaner or diluted white vinegar water. Scraping, banging and dropping of metals will scratch and chip the tops.

By providing proper care, your tops will retain their newness and luster for years.

Some easy reminders to follow are:

1)   Hot pans or activated electrical appliances should not be placed on laminated surfaces; use protective insulating pads.

2)   Abrasive cleaners or steel wool should never be used.

3)   Household bleach should not be allowed to remain on the surface.

4)   Do not use the surface as an ashtray or cutting board.

5)   Avoid a concentration of water or wet cloths at or near the junction of the countertop and back splash or other joints.

If any settlement cracks should develop at these areas, the homeowner should recaulk these immediately as the top or backsplash will be damaged.

Ore Creek ACCEPTS NO RESPONSIBILITY if the backsplash is water damaged due to lack of caulking.

6)   Clean with a mild detergent, window cleaner or diluted white wine vinegar.
7)   Polish occasionally with a good gel-gloss. We recommend a product called "Gel-Gloss" which can be purchased at hardware stores. For high luster, use a good grade of lemon oil. Keep lemon oil out of the reach of children.

The builder is not responsible for defects such as seam seperation, scratches and/or blemishes in the countertop after the homeowner has accepted the home.

Your new Ore Creek Home is equipped with a variety of door types. These will react differently under various weather and humidity conditions. We have provided a metal clad front door to prevent warp age and provide maximum insulation value.

Your interior doors, whether bi-fold flush or panel, have other characteristics. They are subject to the normal effects of temperature and humidity. A certain amount of expansion is normal. Doors will be wider in summer and in particularly humid periods and will contract in drier periods. Therefore, do not be hasty in adjusting, planeing or cutting a door, as it will tend to correct itself.Ordinary household soap or candle wax can be used to ease sticky doors. If the sticking persists, fold a piece of sandpaper around a wooden block and sand the edge that binds.

Check to see that the hinge screws are tight. Always paint or seal the edge that has been sanded or planed to protect the door from moisture infiltration.

Warping is another result of moisture. The National Door Manufacturer's Standard states: In order that a door be branded "warped", it must be warped a minimum of 3/4 of an inch and remain warped 3/4 of an inch through the warmer months while being closed tight against the stop at the lock. Should a door warp, it can sometimes be corrected by simply pulling it tightly shut against the door-stop and leaving it shut for several days.

Bi-fold doors will need to be adjusted from time to time. Keep the track pivots and guides free of paint and debris. A little wax or silicone spray applied to the track will allow the doors to operate smoothly.

Service Policy:
It is the policy of Ore Creek to adjust sticking and warped doors. If the door is warped per the National Door Manufacture's standard, we will replace it.

Restrictions may have been placed on your ability to interfere with the purpose of the swales and wet lands.

Gutters on your home, a number of precautions should be observed. Should they become clogged with leaves, debris or ice, they cannot function and interior water damage could be the result. Keep gutters clear of tree limbs, leaves, and other articles. Surface particles washed down by rains, often settle in gutters and should be removed. Gutters should be checked and cleaned periodically. Service Policy:
The builder warrants that the gutters and downspouts will not leak, but gutters may overflow during a heavy rain. It shall be the homeowner's responsibility to keep gutters and downspouts free of leaves and debris which can cause an overflow. If the gutters develop leaks over doorways or entrance porches, we will repair these under our normal warranty.

Driveways, Walks, Patios and Steps
There is no warranty on driveways, garage floors, pool decks, walkways, patios and steps. The pitting, scaling, caulking and/or spalling of concrete driveways, walkways, patios and steps is inherent with the product and although the builder has taken various measures to prevent these conditions, deficiencies in concrete driveways, walkways, patios and steps cannot be warranted.

It is impossible to prevent cracking in concrete walks, driveways, porches, steps, etc., because of the nature of the material. In anticipation of stresses, contraction and expansion joints to minimize the cracking have been provided. On the other hand, there are some cases over which the builder has no control, such as severe frost, unequal sub-grade settlement.

Do not permit any heavy equipment such as concrete trucks or moving vans to drive on your concrete as it was not designed for these heavy loads. When pouring concrete in the patio, be certain that the slope of the concrete will permit the water to drain away from the house.

You should pay close attention to ground settlement or soil erosion along the edges of your driveway or walks. Lack of attention could cause undermining of the base which would result in unnecessary cracking of the surfaces.

For asphalt drives please follow these instructions to keep your driveway in its best possible condition. Since asphalt does not fully cure and harden for 60 to 90 days.

1)   Do not park in your driveway during the first 3 weeks after installation to avoid tire marks from the weight of your car. You may drive on it as soon as 3 to 4 days but drive straight into your garage. Do not stop or turn your wheels sharply, this could cause marring of asphalt.

2)   Due to kickstands on bikes and motorcycles, parking them on the drive will cause the asphalt to become punctured.

3)   The edges of your drive have been hand tamped at a 45 degree angle to give added strength, yet they can break if cars drive off or park on the edges. We strongly recommend back filling along the edges and seeding for extra durability and aesthetics. With new construction, or drives on a steep incline, back filing is a must as erosion may occur during heavy rainfall.

4)   Asphalt absorbs heat from the sun and can soften, even after cure time. Try not to park on the drive during extreme temperatures to avoid tire marks. Sunlight can cause oxidation of the oils that are present in the asphalt causing brittleness and reducing or shrinking the thickness of drive.

5)   Seal coating prevents water penetration into the porous asphalt structure, stopping water damage caused by rain, snow, and frost. Sealing coating resists fuel/oil deterioration for minor auto drippings, although, an ongoing oil leak will cause extreme damage to your drive. We recommend sealing for the first time immediately after cure time, but you can wait to a year and be safe. As regular maintenance, we recommend sealing your drive every other year.

Please follow the driveway care sheet to insure the longest life of your drive.

Drywall / Lumber
Gypsum wallboard has become the standard type of material used for the construction of interior walls. A metal bead protects exterior corners and where the wallboards abut, a metal trim is used for further protection. In this type of construction, the builder has made every effort to minimize the necessary joints where sheets butt together. No installation, however, can completely conceal this joint. Regardless of workmanship, jointing can be detected upon careful inspection, or if the lighting is very angular.

Some cracking or nail popping will probably occur in plaster and drywall caused by shrinkage and settling.

New Homes in Michigan see many weather extremes. Like other building materials, wood may contract or expand with weather changes. Heat or cold does not affect wood, but it may shrink under extreme dryness or swell under extreme humidity. It is suggested that nothing be done about these cracks or pops until the room is redecorated for the first time. The paint will then match throughout the room, as it would be impossible to do when touching up a crack repair. For repairing cracks, use caulk spackling compound or drywall cement that may be obtained from any paint store for that purpose. Repairs should not be undertaken until drying-out process is almost complete (usually one year).

The acceptable building standards are that slight "imperfections" such as nail pops, seam lines and cracks are common in gypsum wallboard/plaster installations and are not under warranty. However, obvious defects or poor workmanship resulting in excess compound in joints, trowel marks and cracked corner beads are not acceptable and will be repaired. The builder is to correct such areas to an acceptable tolerance and repaint the repaired areas. The builder is not responsible for color variations and is to match the affected areas only as closely as possible.

Exterior stained or painted wood trim will "check-crack" or warp due to atmospheric conditions. The builder cannot control this occurrence. These cracks should be filled with wood filler and touched up as part of regular homeowner maintenance.

Drywall Service Policy:
Because all of these problems may not occur at once and due to the fact that lumber may not be completely dry, our company waits three months before repairs are made on drywall. However, we recommend you delay this service until the eleventh month after the heating season has occurred, provided that your requests to do so is in writing.

Please note that repairs do not include the replacement of paint, wallpaper or other wallcovering or decorations. We will repair unusual or abnormal seperation of wallboard joint, tape peeling, shrinkage, cracks and nail pops and sand these repairs to get them ready for the homeowner to paint or paper over.

We wish to make you aware at this time that touch-up painting of these repaired areas will not blend perfectly with the original.

Easements and Restrictive Covenants
It is very likely that easements on or adjacent to your lot have been granted to municipalities or utility companies. They typically include right-of-way areas for street and sidewalk, as well as electric, telephone, sewer, water and gas utility lines. In some cases drainage easements have been established to control water run-off.

The easements are included on our lot plan, the subdivision map, and/or the recorded plot plan. They are a matter of record and can be found in your copy of the master deed. Please remember that the use of land within recorded easements is at the discretion of the municipality or utility companies. We have paid careful attention to these easements in locating your home on the lot and in the grading of your home site. It is important not to change any grades or install any structures of a permanent nature in easement areas.

The community in which you are located may have recorded sometimes-restrictive covenants. These covenants are designed to protect the value of your property by prohibiting, without approval, certain practices. Please refer to your homeowner documents.

Electrical Systems
Many advanced electrical features are included in you home and rarely will you have problems with them. When electrical outlets do fail, it usually means that a fuse has blown or a circuit breaker has tripped. Frequent causes are: overloading a circuit, short circuits from worn appliance cords, defective plug connections, or the "start-up load" of some electrical motors. (Motors require more current to start them than to maintain them in operation.)

The electrical wiring and equipment in you new home are protected by circuit breakers or fuses located in a main electrical panel. They are the safety valves of your electrical system. Before calling an electrician, check your fuse or circuit breaker panel. We recommend you locate this panel and identify all circuits in writing on the panel soon after moving in and before an emergency occurs.

To renew current, if the home is equipped with a circuit breaker system, a switch will have automatically been thrown to the "off" position. In some cases, the circuit breaker may not be in the "off' position because of the manufacturer's design. It will appear to the touch as if the switch is loose. You should move the switch to the "off" position, then switch it back to "on" If a fuse has blown, replace it, but first turn off the main switch.

If fuses for the same circuit fail repeatedly, it's essential to locate the cause. If it is the result of a short circuit, as opposed to an appliance overload, an electrician should make repairs. On several circuits in your home, "Ground Fault Interrupter" - G.F.I.'s are installed. The purpose of the G.F.I. is to provide special protection against possible electrical shocks. The G.F.I. is a very sensitive device that can be "trippedoff'. Resetting the G.F.I. is very simple and can be done right at the outlet. You should familiarize yourself with this circuit and its operation. Repeated tripping of this circuit does not necessarily indicate a problem. Attention should be given to your refrigerators and/or freezers during a loss of power.

Many fires occur each year from misuse of electrical equipment. Avoid alterations to your wiring by amateurs; contact an electrician or recognized appliance service agent. Do not use bulbs larger than 60 watts in any fixture where the bulb is enclosed. The manufacturer´s recommendations on bulb size are marked on all fixtures. Rooms without ceiling fixtures usually have a wall receptacle for a lamp that can be operated by a switch located near the room entrance.

Do not handle cords or fuses or attempt to plug in appliances when your hands are wet or if you are standing on a wet surface. Never touch anything electrical when you are in a tub or shower.

Children should be taught not to touch electrical sockets or fixtures. As a further precaution for small children, wall and baseboard outlets can be covered with adhesive tape when not in use, or secondary outlets can be attached with little expense or trouble. Specially designed childproof plastic electrical wall outlets are available in hardware and electrical supply stores.

The builder's warranty on the electrical system (all wiring and connections) assures you that the electrical switches, fixtures and outlets should operate as intended for the one-year warranty period.

Dining Room / Breakfast Room ceiling light fixtures are located to allow average use of furniture locations. If you wish to make a change, due to your furniture arrangements, we suggest you use a swag hook.

G.F.I.: Your home is equipped with a safety circuit to which your outdoor plugs, bathroom outlets and garage outlets are connected. This circuit has an extra-sensitive breaker built-in that will trip in the event an unsafe appliance is plugged in or if more than normal moisture is in the air. This circuit is referred to as a G.F.I. (grounded fault intercept).

Occasionally the use of appliances such as hair curlers and blow dryers will trip the device. This is due to the high heat disturbance within the appliance and necessitates the resetting of the G.F.I..

Exterior Lot Property Lines - Livingston County MI New Homes for Sale and Sold Homes.
Lot lines are surveyed before the construction of your home begins. Pins are installed to establish the boundaries of your property. After the foundation has been installed, records of the position of the home relative to the lot lines and a lot plan are prepared.

Many times the pins installed are removed after construction. If you wish to install hedge or any boundary feature, it is advisable to obtain a qualified survey of your lot to re-establish your lot lines. This will ensure that you do not encroach on the property of others. Do not accept any other objects or physical features as evidence of boundary lines.

In addition, there are zoning and subdivision regulations that apply to your community. Such regulations govern building setback lines, side yard regulations, square footage regulations, and in some cases may cover the extent and type of alterations you can make to your property. Check with your local government and master deed if you plan to alter your home or grounds.

Exterior Walls
Your new Ore Creek Home consists of concrete footers, 10" poured walls and construction grade lumber.

The footer is of reinforced concrete. The size and depth and reinforcing must conform with Livingston County building Dept.

House walls are made of construction grade lumber #2 SPF. House walls are subject to a variety of conditions and changing temperatures. For example, a wood wall, exposed to hot rays of the sun and then quickly cooled by a sudden rain, then exposed again to the suns rays. Due to these changes, (expansion and contraction takes place) plus natural shrinkage that takes place over time, walls can possible have small cupping appear. These are fairly common and will not affect the overall strength of the wall. Knowing of this, prior to dry walling we address areas of concern and make the necessary adjustments needed.

Poured basement and masonry block wall also faces the same weather conditions. Concrete and masonry exposed to the weather conditions causes expansion and contraction. Concrete is not flexible. Due to these changes, as well as natural shrinkage that takes place in concrete as it receives it's final set, it is possible for cracks to appear. Again these are fairly common and will not affect the overall strength of the wall.

If your home has a wood burning fireplace, a few simple rules should be followed. Before using your fireplace, light a newspaper in it to be assured that the smoke is being drawn off properly. Never start a fire in the fireplace until you are certain the damper is open. Always keep the damper closed when the fireplace is not in use. This keeps room heat from escaping through the chimney. Your home is gas heated, you must close the fireplace damper when not in use or your heating bill will increase approximately 50 percent. It is not advisable to build a fire directly on the fireplace base. Use andirons or a grate. Your fireplace should have a snug, well-fitted screen. The fire should be extinguished each night before retiring. Never use kerosene or other flammable liquids to start a fire.

Hardwoods, like oak, birch, hickory and maple, burn slowly with a minimum of smoke. Softwoods, such as evergreens, can produce a very fast, hot fire with more smoke and sparks and their use requires more diligent chimney maintenance because of the creosote deposits they leave.

Twice a year, at the beginning and at the end of the burning season, check the damper system of your fireplace by looking up the chimney with a flashlight to make sure the damper opens and closes properly.

You may wish to have your chimney checked for creosote build-up by a professional chimney sweep every three to five years. In metal fireplaces, creosote build-up is minimal. A commercial cleaner, such as Safety Sweep, may be used by sprinkling the manufacturer's recommended amount on a burning fire to burn off any creosote buildup. If you have a masonry firebox, creosote build-up can be eliminated with a wire scrub brush.

The seam where the vanity meets the floor should be kept caulked to avoid water lifting the edges. The same situation can occur at the tub and shower stall area and the same remedy should be used.

Garage Doors
The moving parts on your garage doors should be silicone sprayed about once every three months. The screws that fasten the hardware to the door should be tightened as needed.

Your door is constructed from high-quality components to provide years of continued service. Since it is a large moving object, periodic maintenance along with the following cautionary directions should be observed to insure safe and reliable operation.

1)   Operate the door only when properly adjusted and free of obstructions.

2)   The door is constantly under extreme spring tension. Repairs and adjustments, especially to cables and spring assembly, can be hazardous and should be performed by qualified door service people only.

3)   Avoid standing in open doorway or walking through doorway while electrically operated door is moving.

The builder warrants that with proper operation, the garage door will operate properly. The builder shall correct or adjust garage doors as required, except where the cause is determined to result from the homeowner's negligent operation.

The original finish on exterior locks and door handles will wear with normal use. It is not necessary to use polishing compounds on interior door hardware. Wipe them occasionally with a damp cloth and polish with a soft, dry cloth.

Lubricate exterior and interior locks periodically. For keyed exterior locks, powdered graphite (dry lubricant) blown into the keyhole and on the latch bolt will ensure smooth operation; for interior "passage sets", a few drops of sewing machine or similar light oil placed on the latch bolt will suffice.

Heating and Air Conditioning our Michigan New Homes
Your home is provided with central heat and possible air conditioning controlled by a wall thermostat. The thermostat has dial indicating the present temperature and a second dial or lever for indicating the temperature desired.

It is best to pre-set your thermostat to the desired temperature rather than turning it on or off or making changes in the temperature setting too frequently. If you wait until you become too cold before turning on the heating, the walls and contents of the room will have cooled and the unit will have to work much harder to heat the area and vice-versa with cooling. If you let it maintain one setting, the refrigeration section may operate continuously during the heat of the day, but strange as it may seem, you will have lower operating costs and better humidity control. (The temperature may vary slightly from room to room as the sun moves around the building throughout the day.)

You may find a slight variation between the temperature setting dial and the actual thermometer reading. You may easily compensate for the minor variation by adjusting your temperature setting dial accordingly.

The registers throughout your home help to regulate the flow of air and maintain the desired temperature. By opening and closing the registers you can determine the amount of warm / cool air that enters a room. Once the registers are adjusted, they, together with the thermostat, will maintain the temperature of you home. Closing registers and doors to rooms not being used is a good way to reduce your heating and cooling costs.

If the air conditioner does not operate, check the circuit breakers first.

Two of the most common causes of air conditioning malfunctions are:

1)   Dirty filters

2)   Non-use or "shut down" of equipment for a long period of time.

A filter is located in the air handler. Inspect after the first 30 days then at least once every month. If they are moderately dirty, they may be cleaned with a vacuum cleaner or by tapping lightly over a newspaper. Always replace filters with the dirtier side facing into the return air stream (see arrow on filter). To assure maximum air circulation and efficiency, clean or replace filters if you cannot see through the filter when held in front of a source of light.

Dirty filters may result in high cost of operation with low heating and cooling efficiency. Replacement of filters is the responsibility of the homeowner. Never operate the unit without a filter!

During extended periods of non-use, monthly 15 minute start-ups are recommended.

If your heating or air conditioning unit does not operate:

1)   Check the thermostat to make certain it is set at the proper temperature and mode of operation.

2)   Make sure the circuit breakers are turned on.

3)   Do not expect the unit to start immediately. Wait at lease 5 minutes whenever the system is shut off by the thermostat or devices.

4)   Make sure the filter has not become dirt-clogged.

5)   An annual check-up is recommended to maintain efficiency.

Service Policy:
Your heating air conditioning system comes with a one year warranty for parts and service and a five-year manufacturer's warranty on your compressor. (NOTE: For prompt service, call the local, Livingston County heating contractor listed on the subcontractor telephone list provided.) We are not responsible for service performed by anyone other than our authorized dealer listed in this manual.

We recommend that you also have a planned service agreement with a licensed contractor, especially after your one year warranty expires.

Humidity is the amount of water in the air compared to the maximum amount of water that could be in the air and is expressed in percentage. The higher the temperature the more capacity the air has to hold water without becoming rain. Your new home is provided with a humidifier attached to your furnace. In the heating months set your humidifier.

Maintaining proper venting of your attic necessary, Ore Creek has installed proper vents between the truss located at soffit area's so that insulation does not block the soffit vents. If you decide to add a whole house fan make sure you allow for additional ventilation.

Today's homes are required to be properly insulated to meet building standards. The insulation in your home is installed in accordance with applicable energy and building code requirements. If you wish to install more insulation in your home, check with your builder or knowledgeable insulation contractor or your utility company before doing so.

Irrigation System – Every County in Michigan
You are responsible for your irrigation system. If you should encounter any irregularities in coverage, browning of grass areas or plant material, please contact your installer. If Ore Creek included your irrigation system this will be covered under are 1-year warranty period

Lawns and Landscaping
Homeowners are responsible for the landscaping and irrigation of your lawn.

The planting of materials must be sent to your architecture review board for approval.

Because the Builder can not obtain insurance for mold he can not guarantee against mold of any kind. Although we will take all normal precautions against mold there is no warranty that mold will not exist in the future.

Paint and Michigan Weather on Your New Home
Sun is both wonderful and harmful. Sun will fade the very best paints. Please recognize this fact and do not be disturbed when it happens. The warm colors, such as reds and oranges have the greatest tendency to fade but all colors will fade to some extent. Ore Creek cannot be responsible for the natural fading of the shades of paint and wallpaper patterns.

The interior wall of you home has been thoroughly painted with a latex paint. However, we have found that washing these walls, will eventually damage the paint, therefore, we cannot assume responsibility for damage done to the paint by the owner. We strongly recommend that touch-up paints be used instead of washing the walls, Exterior stained and painted wood trim will check, crack or warp due to atmospheric conditions. This occurrence cannot be controlled by the builder. These cracks should be filled with wood filler and touched up as part of regular home maintenance.

Pest Control
Ore Creek will not warranty against any types of pests, if you do need service please contact a local pest control company.

Plumbing, Plumbing Fixtures, Drains
Prior to occupancy, your septic was tested to make sure it was working properly. If clogging occurs, it should become apparent within the first thirty (30) days after occupancy and will be corrected by us. If clogging occurs after the 30 day warranty period it is the homeowner's responsibility to call a roto-rooter type of service.

Each plumbing fixture in your new home has a drain "trap", a piece of pipe designed to provide a water barrier between your home and the possible danger of sewer gas. The trap holds water, which prevents the airborne bacteria and odor of the sewer gas from entering the house. Any fixture that is used infrequently should be turned on at regular intervals to replace water and insure that the trap barrier remains intact.

Traps, because of their shape, are also the point where drains are most likely to become clogged. Should a drain become clogged, you should first attempt to relieve it by using a plunger. If this doesn't work, a liquid solution specifically made for septic may be used to aid unclogging drain lines can be used.

To prolong the life of your plumbing fixtures, follow these precautions:

1)   Don't let food wastes stand in the sink. Dispose of the waste as it accumulates.

2)   Don't use plumbing fixtures to hold paint cans, trash or tools when you are redecorating. Cover plumbing fixtures when you are painting walls and ceilings.

3)   Don't step in the bathtub with shoes on for any reason. Shoe soles carry hundreds of gritty particles that will scratch the surface.

4)   Don't use the plumbing fixtures as receptacles for photographic or developing solutions. Developer stains are extremely difficult to remove.

5)   Never pour grease into a drain.

6)   Don't let hair accumulate in sink drains. It's one of the primary causes of drain clogging. To avoid clogging, occasionally remove and clean the stopper in the tub and sink drains.

Radon Notification
Radon is a naturally occurring, colorless and odorless gas that is caused by the natural decay of radioactive radium and uranium. In the decay process, these two elements produce radon gas. The gas may migrate through the soil and diffuse from the ground and be released into the atmosphere. Since radium is contained in the earth's crust and dissolves readily into water, radon can be found virtually everywhere. Studies suggest that prolonged indoor exposure to high levels of radon gas may result in adverse health consequences.

Because of the multitude of factors involved, it is difficult to predict whether a residence may be subject to high radon levels unless tests to determine the actual radon concentrations are conducted on a completed structure. Radon is not only a concern for homes in Livingston County; it is an issue everywhere in the nation. The United States Environmental Protection Agency, ("EPA") and the Department of Energy are conducting extensive investigations regarding this matter. The EPA has issued "A Citizen's Guide to Radon", a copy of which the builder makes available to the homeowner. The guide explains, among other things, what the owner of a home should do upon receiving the results of a radon test.

It is impossible for manufactures to avoid differences in color shades even with the same factory run of the same color shingle.

There is a limited manufacturer's warranty on roofing. Any complaints regarding roofing variation should be directed to the manufacturer through the builder.

Service Policy:
The roofing on your new home is guaranteed from leaking and carries a wind damage guarantee for one (1) year. However, in case of severe damage caused by abnormal storms, tornadoes, etc., we suggest that you contact your insurance agent.

Sliding Glass Doors
Your sliding glass doors will give you many years of service if you follow these directions.

Periodical cleaning of the bottom track will allow the sliding panels to move freely. Occasionally, apply ordinary household oil or spray the bottom track with silicone spray. Keep the drain holes in the bottom track clear so that water can flow out the track. Sliding doors are not designed to be waterproof if exposed to a driving rain, severe storm or direct pressure from a hose.

Trimmings / Moldings
In the normal process of settling and shrinking, trimmings and moldings (such as baseboard quarter-round) may separate from the floor leaving a small space that will catch dust and dirt. Loosening the quarter-round or other trim and re-nailing in proper position will eliminate this problem. If a small separation occurs at comers or other seams, it can be filled with wood filler, but sometimes further settling will bring the pieces back together again. The filler can be stained or painted to match the molding. A thin piece of cardboard or heavy paper slipped under the molding during the painting will protect the floor or rug.

The builder shall install all trimmings and moldings. After the home goes through its normal setting process (about one year), the owner is responsible to move the moldings, as described above, if necessary.

Water Heater
Your new water heater is installed with a pressure relief valve to relieve excess pressure in the tank due to the water pressure or high water temperature. When the relief valve is operating it will appear that the tank is leaking, while actually it is merely releasing excess pressure.

If Ore Creek has installs energy-saver, gas water heater. Energy-saver blankets cannot cover some heaters. Check the label on your electric water heater to insure installation of a blanket will not void the warranty. The manufacturer due to federal regulation sets the temperature on your electric water heater at 125 degrees. Service Policy:
The liner is guaranteed by the manufacturer for five (5) years. The elements in the water heater are warranted for one (1) year. A copy of the manufacturers warranty is included in the back of this guide.

Water Lines
In some municipalities your water source may be from a central water supply or a well.

For prompt service call the plumbing contractor or well contractor listed in your manual.

Cleaning the aerators will be your most frequent task in maintaining your faucets. This attachment to the faucet adds air to the water as it leaves the faucet, reduces splashing and saves water. To clean an aerator, unscrew it from the mouth of the faucet, remove any debris, and rinse the screens. Frequency of cleaning will depend on the condition of the water, but generally every three or four months is more than adequate after the first month.

Never clean your faucets or other chrome fixtures with any abrasive cleaners or strong chemicals. Normally spots will wipe off easily.

Weather-Stripping / Seals
Some air infiltration around doors and windows is normal, especially during high winds. The builder is responsible to adjust or correct open cracks, poorly fitted doors, windows or poorly fitted weather-stripping during the one year warranty period. If weather-stripping is torn or separated due to the owner's misuse or negligence, then the builder has no responsibility.

Annually, check the weather-stripping around doors to reduce air infiltration in winter and dust and dirt in the summer. Should you have to replace a piece of weather-stripping, many types are available, some of which are adjustable. Regardless of the type used, there are distinct advantages to insuring that the seal is snug. Building new Homes for sale in Michigan, is a constant insulating and sealing challenge. Keep weather-stripping free from paint. Lubricate rubber or vinyl products with petroleum jelly to keep them pliable.

Although wood aluminum clad windows are guaranteed, aluminum has a tendency to pit after long exposure to the elements. Don't be alarmed. This is a normal occurrence. The aluminum clad windows should be maintained by keeping the tracks clean and spraying the tracks with silicone for ease of movement. The screens should be removed and washed with soap and water at least once a year.

Wood Decking
Sun decks and raised patios built by Ore Creek will be constructed with materials outlined in the owner's sales contract and built in accordance with acceptable industry practices. Changes in color or fading, checking, or splitting over a period of time are beyond the control of the builder.

Because some materials used on decking require proper maintenance, ask a local lumber yard for the best wood treatment solution available.


Examples of Homeowner Maintenance Items

Unclogging gutters and down spouts of leaves, etc.

Re-caulking window and door frames, countertop joints.

All painting.

Re-caulking ceramic tile grout.

Unclogging stopped sewers after the first 30 days. Patching chips that occur in fixtures after closing. Restarting furnace and cleaning filters.


Examples of Normal Warranty

Adjust sticking and loose doors where needed.

Reset loose floor tiles or base.

Re-nail loose floorboard.

Adjust kitchen cabinet doors and drawers.

Adjust and balance heat and air conditioner.

Re-stretch carpet where needed.

Drywall touch-up of nail pops and seams.