Report: #1410343

Complaint Review: Garabedian properties custom home builder

  • Submitted: Sat, November 04, 2017
  • Updated: Sat, November 04, 2017
  • Reported By: Rebekah Arizpe — Southlake Texas United States
  • Garabedian properties custom home builder
    1717 Buckingham Dr
    Keller, Texas
    United States

Garabedian properties custom home builder Garabedian Custom Homes Keller Texas

*Author of original report: Judgment against Garabedian Properties

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Garabedian properties built us a defective home  that we cannot live in.  He didn't flash a single window in our entire house, all 50. Strips of tyvek were cut and used in lieu of actual flashing which caused leaks into the interior above windows and below. 

This report was posted on Ripoff Report on 11/04/2017 09:47 AM and is a permanent record located here: The posting time indicated is Arizona local time. Arizona does not observe daylight savings so the post time may be Mountain or Pacific depending on the time of year. Ripoff Report has an exclusive license to this report. It may not be copied without the written permission of Ripoff Report. READ: Foreign websites steal our content

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#1 Author of original report

Judgment against Garabedian Properties

AUTHOR: Rebekah - (United States)

$420,000 dollar judgement on this builder for the defective house he built us which is currently as of 11/19/17 unpaid.  The judgement is public record now and searchable. 

Multiple code violations on our dream home,  50 windows were never flashed or installed according to install instructions, no sealant behind any window and tyvek done completely wrong which actually directed water inside.  Brown water rained into dining room before we did destructive testing because the water has hit the OSB behind the sheathing. Masonry deemed imminent life safety hazard due to lack of brick ties in upper stories.  Fireplace also doesn't have enough brick ties to code.  Multiple building envelope defects such as bridging mortar and missing weep holes so wall cavity cannot drain properly. All that plus two shower pan leaks, in addition to backer board that has seams and gaps allowing water to pour into the wall cavity for years and grow mold.  Mold, drainage issues, foundation differential movement and the builder did not obtain a site specific soil test, despite contracting for one in our PSA and telling us he was doing one. Mike Garabedian was very challenging to reach and at times not responsive (I have texts to back this) when this first got going in 2014/15 and put us off for months despite having tons of mold from the pan leaks.  Our engineering reports state that to properly repair the house we need to remove all masonry on 100% of the house, remove wet insulation and wet osb and WRB that was damaged as well as replace Windows and then put it all back together again. And that is just the outside, the inside is a whole other issue.  Getting to this point has been a long road - 3 years now - and the builder blamed homeowner maintenance in writing (I have all the letters) for the vast majority of our time dealing with him starting in 2014.  He even instructed the window company Builders First Source not to schedule any more appoinments with us to repair the leaking windows.  Even in arbitration he said there was only a problem with 1 window when we have 50.  Unbelievable but true.  It wasn't until we took the front masonry off in September of 2016 and exposed the defective work, that we discovered the truth.  We had to go through arbitration because the builder never offered mold remediation, and his fix for the repair was to drill upwards of 50+ helix ties /anchor bolts in the entire exterior of the house which our engineers deemed unacceptable for a variety of reasons, like creating 50+ more water penetrations in an already defective building envelope and the probability of locating a stud that many times could damage our framing structurally.  Not to mention the stigma of a house with nuts and bolts in the exterior that would require ongoing maintenance to avoid water penetration... in addition to the visible patches everywhere!  The builder's expert - who had the lowest bid - won vs ours so when we contacted his expert to repair the house like he told the arbiter he would, he was suddenly too busy and has ignored my emails and just this week I received a cease and desist notice from the builders attorney to stop contacting the builders expert... I couldn't get so much as a recommendation from the builders expert on who could do the repair.  Now we can't find anyone to do the work or the type of repair (no one I've contacted has ever done it on an entire upper story of 5K square but mainly small areas)...Not to mention finding someone for that low price!  Now even if he does pay his judgement we can't even fix the house properly without being out hundreds of thousands.  This has been so incredibly difficult on my family and I wish we had never met him or trusted him to build our house - that we'll likely lose b/c we can't afford to repair all of these issues.  Truly heartbreaking and it's not even over yet. Our children have paid the ultimate price for this builders actions. Having to battle my husband's brain cancer with the added stress of a home we haven't been able to live in for over a year bc of aspergillis and fear of complications while my husband is undergoing chemo and is immunocompromised has been difficult. Two Christmas' we will not be in our home and cannot sell easily either bc of the nature of the defects.  We pray every night that the builder does the right thing for our family ..who welcomed us to his family in the very beginning and who we trusted would build us a safe forever home that we could live in.  In fact, my dad reached out to Certified Master Builder not knowing Garabedian is the president of that group - and Garabedian had his attorneys communicate that the pictures of our house my dad sent from destructive testing were "actionable", so putting something untrue in writing would not be a risk i'm ever willing to take.  

The truth is the truth.

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