when plywood isn't plywood - did I just get reamed?

 

   We are buying a ~30 year old HUD owned house using the FHA 203k rehab
loan program, which bundles the repair costs into the loan.  As part of
this, we had to get everything in writing from the general contractor,
then submit it all to be reviewed.  Funds are put into escrow until a
final inspection, when the funds are released to the general contractor
as each of the necessary repairs have been deemed to have been performed
adequately.

   Around 3 months ago, I first spoke with the general contractor, and
went over what I wanted done.  He tried to convince me to use OSB -
oriented strand board for the roof, but I said no.  The current roof was
30 years old, and a bit rotten up near the roof vent.  It was only 3/8"
thick, and the shingles were in horrible shape, which was probably why
the plywood was going bad.  Anyway, I wanted 3/4" roof grade plywood to
be used, especially when the quotes were about 40% less than what I was
quoted for the plywood back around 2003. (who knew prices were that
cyclical?)  I realized I would be paying more for 3/4" thick plywood,
and also for going with plywood instead of OSB, but I didn't care.  It
means more to me knowing that we would have a stronger roof in the case
of very high winds or storms.

   The general contractor did manage to convince me, after I did some
homework, that ridge vents would probably be the best choice for venting
the attic.  Ridge vents run the length of the roof peak - up where the
hottest air gathers.  We also did a walkaround, and I pointed out a roof
mounted DirecTV dish that I wanted removed.  I've never liked having
screws going down through the shingles, since that just introduces a
place for leaks.

   Fast forward to 9 days ago.  After several extensions (delays), we
finally closed on the house and got the locks re-keyed.  I met with the
general contractor, and gave him a key.  I again briefly mentioned that
I wanted him to use 3/4" plywood on the roof.  He called on Sunday and
said he thought the crew could get the roof done sometime this week.

   3 days ago, on Wednesday, I got a call in the afternoon telling me
that the roof was completed, which was kind of a surprise.  I had been
hoping to go up and watch them get started.  I went up to the house on
Thursday to take pictures of the roof, and also to do some work on the
basement with my son.  As I was taking photos, I immediately noticed
that the DirecTV dish was still up there.

   I wondered - did they even replace the old plywood with new?  Then I
walked around to the other side, and noticed a full sheet of OSB leaning
against the house..  Oh, no, I thought.

   I ran inside, went up to the attic, and took a look.  Yes, they used
oriented strand board on the entire roof.  Plus, guess what?  There was
no ridge vent installed.  Instead, they put those rectangular vents in
that stick up from the roof, but you have to saw rectangular holes in
the wood for them.

   So, in a nutshell, they didn't do 3 things that the general
contractor had said they would do.  The main one, written into the
contract, was using plywood. (the other two were verbal)

   I was furious enough at that point that I considered driving right
back home, giving him a call, and telling him he was fired.  I felt like
I could no longer trust him to do the rest of the projects properly.

   Eventually, I called him late yesterday, and here is what he said.

1) he said he left two messages over the past week regarding the roof on
my answering machine (possible, because our answering machine started
acting up about 10 days ago, and I remember the delete button sticking
twice)  So part of this was a telephone communication problem - he says
he called and in his message said he would be doing certain things, and
using certain materials.  If I had gotten the message, I would have
known when they were starting the work, and would have been on hand to
say "No way, jose!" to the OSB.  As it was, I was told after the work
was finished, and had to discover the discrepancies myself.

2) regarding not using plywood as the written contract says he will do,
he claims that plywood is now a general term that includes both OSB and
PCX, the latter which he says is the technical term for plywood.  He is
saying that if I had specified PCX, then I would have gotten what I am
calling plywood.  However, he says that since I just said plywood, a
general term, OSB is included in that terminology, and that is why I
ended up with that on my house - since it is now the industry standard
for roofs.

   He further claims that OSB now is actually superior to plywood for
roofs, and that it was exactly the same price as the roof grade plywood
I had priced.  He is saying that I actually got a longer lasting, more
waterproof, superior roof because he used the OSB.

   Frankly, I feel that his claim that there is some confusion about
what the term "plywood" means is a load of crap.  I also think his claim
that OSB is superior has no merit.  I am wondering if he is simply
saying all of this so that he can defuse the situation, and cover
himself for not following the contract.  I seriously doubt that we could
force him to rip off the roofing and redo it with plywood at this point,
so I'm guessing that I'm stuck with the OSB.  However, I still wonder if
he got a price break by using OSB instead of plywood, and if he is
pocketing the difference.

   However, he is the professional, and he has much more experience than
I do regarding all of this.

   I am hoping that some of you out there have some
construction/building experience, and might be able to shed some
educated light on the situation.

 

Yawn,

Was the contract in writing?  It sounds like you may have - "we had to
get everything in writing from the general contractor, then it all to
be reviewed.  Funds are put into escrow until a  final inspection"
and-

"So, in a nutshell, they didn't do 3 things that the general
contractor had said they would do.  The main one, written into the
contract, was using plywood."

 If it was, have it ripped out and redone.  If not, you learned lesson
101.

As for the ridge vent - I wouldn't have one. Most of them look cheesy
and wobbly, the difference in temp at the very peak and a foot down is
minimal, in driven rain they can leak water, and in a tornado or
hurricane they are a disaster.

Screws being a problem through the roof?  Nah, not unless the wood is
rotted.  Bad flashing is far worse of a problem.


OSB vs. plywood - the distinction is far less than it used to be.  We
all know how plywood is made.  The strength comes from the
cross-lamination and glue bonds.  Any single sheet of the veneer used
is almost like paper.  A wooden board of 3/4" thickness is inherently
weak along a couple axises.

The old OSB takes the wood strands and semi-randomly compresses them
into a sheet.  because the orientation is random, the strength and
deformation resistance is fairly low.  Newer ways of making OSB do
actual orientation of the strands, where a layer of strands is laid
down going in one direction, then another layer in a direction 90
degrees from that, and so on.  The gluing process is also apparently
improved.

Does all this make OSB a superior material?  It may depend on the
application.  There is a crushing of the wood from the process that
breaks the stiffness.  Only some of that can be recouped with
increased glue.  Plywood is also lighter because of the air pockets in
the cells.  However, resistance to a direct hit can sometimes be
greater in OSB because of the increased mass and multiple vectors for
direction of force.

Key issues are the span - OSB will sag more readily if not supported,
and weight - OSB is an increased load.  In resistance to a twisting
motion along the surface of the sheet, both are incredibly strong.  In
resistance to a span load, with both ends supported and a load in the
center, the OSB will deform more easily even though it may have equal
strength to an actual puncture.  The glues used in OSB are
water-resistant if not waterproof, and the coating of the strands is
significant.  Plywood, OTOH, can easily delaminate if it gets wet,
turning it into wet sheets of paperlike wood.