Complaints

The complaint text that is displayed might not represent all complaints filed with BBB. Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business.

• Initial Complaint

  Date:01/31/2025

  Type:Order Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Contract with **** ******* of 3 Dog Builders signed on 10/04/24. The project was to construct an off-grid cabin in ************, **. A copy of the contract is available to you. The project started off OK. A foundation was poured and bond beam walls were erected. The wood frame was constructed and looked good to my untrained eye. So far, so good. Note: My primary residence is in HSV, AL ~ 2 hours from the build site. I can't be there every day to monitor. It is my belief that building exterior walls on homes is overwhelmingly constructed with OSB on studs, wrapped with a weather resistant barrier (Tyvek) then exterior siding like T-111. It is a fact that Tennessee building code (Sec ******) requires exterior walls have a weather resistant barrier (WRB). In fact, International Building Codes (IBC) mandate minimum requirements for exterior walls and must include a WRB behind exterior veneer. Paragraph 1.1 of our construction contract states: The contractor shall supervise and oversee the construction of the project using his best skills and judgement pursuant to the current local customs and standards in the home building industry. It is a fact that current local customs and standards in the home building industry embrace the use of ***. On Nov 7, I wrote a check upon completion of bond beam walls per the schedule. I asked **** then if everything was built to code so far & he said yes. I then told him if there was ever a need to deviate from code to discuss it with me first. Ref. exhibit C of contract - Specifications - Paragraph J states: Siding - 5/8" T-111 on wood framed walls. My next visit I see he had nailed T-111 to studs on 60% of the structure. When I saw this I told him it was not what I expected. I expected OSB+WRB behind T-111. A stud is not a wall. A stud is a subset of a wall. On a follow-up phone call he told us "House wrap is inappropriate for this application" (gaslighting). We felt we could no longer trust him and parted ways. See inspectors report.

  Customer Answer

  Date: 02/10/2025

  2-10-2025

  Dear BBB,

  I have not received any feedback from the builder.

  I am not satisfied with the quality of their work or their desire to resolve the issues.

  Sincerely,

  ***** M *******

  Business Response

  Date: 02/17/2025

  it is unfortunate that this complaint was filed. This structure is an agricultural building, not a house. Residential building code is not appropriate to apply in this situation.

  The customers selected ***** siding in the 5/8 thickness because it meets the requirements for both siding and structural sheathing. I provided them with a HUD document stating the same.. 3/8 thickness t-111 is available as a siding only, to be applied over wall sheathing, this option was not selected for budgetary reasons. 

  When the issue of a vapor barrier was brought up I explained to the customers that since the inside space is not climate controlled, a vapor barrier was intentionally not used because it would attract condensation and cause moisture related problems in the future. I provided the customers an *** document stating the same.

  I also pointed out to them that a vapor barrier could be applied as a coating, and provided them with a quote for that option. They did not wish to pay the additional money and asked me to stop work while they "researched their options". After about two weeks I sent them an email advising them of my intent to cancel the contract if we did not find a way to move forward with the project. I also provided them with an accounting of the project at that time. The customers requested that I itemize the statement, I did so, and that is the last communication I have had with them. 

  Attached is the contract termination email.

  I have fulfilled my obligation to these customers. 

   

  Customer Answer

  Date: 02/19/2025

   
  Complaint: 22874385
  
  I am rejecting this response because:

  In the Construction Contract, paragraph 1, it states the contractor agrees to construct an "off-grid cabin". The project was never intended to be an agricultural building. From **************, a cabin is a small house or cottage.

  Reference Exhibit C of the contract - Specifications - Paragraph J states: Siding - 5/8" T-111 on wood framed walls. Builder nailed T-111 directly to studs. A stud is not a wall, it is a subset of a wall.

  From ************** - Sheathing protects the floor, ceiling, roof, and wall framing and covers the entire buildings framework, giving it a solid shape. This structural layer is applied before aesthetic features like roof shingles or brick veneer are installed. *************************************************************************************************************************************************************************

  Tennessee building codes and International building codes require WRB behind exterior veneer.

  I'm really tired of his gaslighting stories to cover his inappropriate building techniques.
  
  Sincerely,
  
  ***** *******

  Customer Answer

  Date: 02/19/2025

  To reinforce my position on the need for a ***, an independent inspection of the build was provided by Mr. ****** ******, a licensed Tennessee home inspector. Several other shortcomings were also highlighted in his report. See attached.

  Best Regards,

  **** *******

  Customer Answer

  Date: 02/19/2025

  Please see paragraph 1.1 of the Construction Contract.

  It states the contractor shall supervise and oversee the construction of the project using his best skills and judgement pursuant to the current local customs and standards in the home building industry.

  It is a fact that the current local customs and standards in the home building industry embraces the use of a Weather Resistant Barrier (WRB) behind the exterior veneer. This fact cannot be disputed. 

  Per the contract, referencing local customs and standards in the home building industry, I expected a Weather Resistant Barrier (WRB) to be installed in the walls. I expected a sheathing (OSB) on the studs plus WRB and then the T-111 exterior. 

  The builder is violating the terms of his own contract.

  If he would have done this to begin with, I would not have felt the need to hire an inspector who then uncovered several other problems with the build. As it is now, the build is much worse than I realized.

  Thank you,

  **** *******

  Business Response

  Date: 03/05/2025

  *************** is one of many counties in ** that has opted out of statewide building codes. in unincorporated areas of the county there is no zoning and no building permits and no building codes. Local standards do not exist. We are left with my best skills and judgements, which I used and built to. However, I am also obliged to build what the customer asks for.

  There are times when customers want something that is contrary to my best judgement, and I do so because section 1.4 of the contract states that "The Owner acknowledges that all aspects of the design of the Project is the Owners responsibility. To the extent that the Owner so chooses, it is the Owners responsibility to retain and contract with suitable design professionals, including, but not limited to a Project Architect, Structural Engineer, and Geotechnical Engineer, as well as any other Design Professionals."

  The customers chose not to hire any design professionals to draw plans or write specifications. If there is an element of the project design that was important to them they should have told me, I would have happily incorporated that into the project. I was very accommodating to them and even waived change order fees referenced in section 16.2 of the contract for 13 executed change orders. 

  I provided estimates to make the changes they requested regarding the wall assembly and they did not want to pay the additional money. There is nothing I can do for them at this point in time.

   

   

  Customer Answer

  Date: 03/10/2025

   
  Complaint: 22874385
  

  I again reject the response from 3 Dog Builders.
  It may be true that ************ and others in unincorporated areas have opted out of statewide building codes. That does not change the fact that there are local customs and standards in the home building industry that overwhelmingly include the use of a weather resistant barrier (WRB) behind exterior veneer.

  3 Dog Bld - You say - In unincorporated areas of the county there is no zoning and no building permits and no building codes. Local standards do not exist. 

  Andrich - So, I suppose you think you can build to whatever pathetic standard you please?

  3 Dog Bld - You say - We are left with my best skills and judgments, which I used and built to. 

  Andrich - As it turns out, your best skills and judgements are quite lacking which is reflected in the inspectors report on your work written by Mr. ****** ******. Mr. ****** is a Certified Professional Inspector from **********, **. He found many problems with your build including, but not limited to, the lack of a weather resistant barrier in the exterior walls. Everyone should read this report.

  3 Dog Bld - You say -  I am also obliged to build what the customer asks for.

  Andrich - You did not build what I asked for. I asked you to build the cabin to code. If you had no intention of building to code because Wayne County opted out of statewide building codes, don't you think you should have mentioned that to me? On November 7, I wrote a check to you upon completion of the bond beam walls. Standing next to the wall, I asked you, face-to-face, if everything was built to code so far and you said yes. I then told you, if you felt there was ever a need to deviate from code to discuss it with me first. You did not.

  3 Dog Bld - You say - I provided estimates to make the changes they requested regarding the wall assembly (WRB) and they did not want to pay the additional money. 

  Andrich - It's true, I did not want to pay additional money for something you should have done correctly to begin with.

  3 Dog Bld - You say - There is nothing I can do for them at this point in time.

  Andrich - Well actually, there's quite a lot you can do for me to resolve this disagreement. For starters, you can pay me to have every problem called out in the builders inspection report fixed or reworked by another builder. The last estimate was $120,000. We need a different builder because you can't be trusted to do a good job and you continually try to justify your substandard methods. After that, I suggest you find another occupation. You are a disgrace to the home building industry and your membership in the ******************************** should be revoked. 
  
  Sincerely,
  
  ***** *******

  Customer Answer

  Date: 03/12/2025

  There is a new home being built only 0.7 miles from my property. The new home is actually located on my street, ****************************, in the same unincorporated area of ************. The new home is now completely framed and wrapped with a Weather Resistant Barrier (WRB). You will also notice the window flanges are taped to the house wrap (not done on my cabin) to further prevent moisture or water leaks into the structure. So, if indeed no building codes are required in this area, the builder of this home recognizes the importance of proper moisture barriers and still complies with the local customs and standards in the home building industry. Paragraph 1.1 of our Construction Contract says - The Contractor shall supervise and oversee the construction of the Project using his best skills and judgement and pursuant to the current local customs and standards in the home building industry. You have failed to meet the terms of your own contract.

  I was unable to attach the photo of the new home here, but I am sending it to ***** ****, our BBB Dispute Resolution Counselor to be included in the file.

  Best Regards,

  **** *******

  Business Response

  Date: 03/14/2025

  BBB would like to know why the contract was written without vapor barrier included? I understand this is an off the grid cabin but shouldn't it be built to a building code.  

  The T-111 siding I used meets code requirements for sheathing, for siding , and for moisture control. When we were writing the contract the customers selected that option because it was the most cost effective. They "do not remember" the conversation. A second moisture barrier WILL trap moisture, and WILL cause problems.

  Here is a quote from the *********************** website (********************************************************************):

  In most U.S. climates, vapor barriers, or -- more accurately -- vapor diffusion ******ers (vapor ******ers), should be part of a moisture control strategy for a home. A vapor ******er is a material that reduces the rate at which water vapor can move through a material. The older term "vapor barrier" is still used even though "vapor ******er" is more accurate.
  The ability of a material to ****** the diffusion of water vapor is measured in units known as "perms" or permeability. The International Residential Code describes three classes of water vapor ******ers:

  Class I vapor ******ers (0.1 perms or less):
  Glass
  Sheet metal
  Polyethylene sheet
  Rubber membrane
  

  Class II vapor ******ers (greater than 0.1 perms and less than or equal to 1.0 perms):
  Unfaced expanded or extruded polystyrene
  30 pound asphalt coated paper
  Plywood
  Bitumen coated kraft paper

  Class III vapor ******ers (greater than 1.0 perms and less than or equal to 10 perms):
  Gypsum board
  Fiberglass insulation (unfaced)
  Cellulose insulation
  Board lumber
  Concrete block 
  Brick
  15-pound asphalt coated paper
  House wrap

  The T-111 we used is plywood, a class 2 vapor ******er. The customers are upset that I didn't install house wrap, a class 3 vapor ******er. There is no good reason to install a class 3 vapor barrier against a class 2 vapor barrier. There is good reason not to - moisture will be trapped between the two vapors ******ers and cause mold and rot.

  Business Response

  Date: 03/20/2025

  Hello *****,

  Let's understand that this building is not a house. It has no climate control, walls are not insulated, there is no running water. The contract is to build an "Off Grid Cabin". There is no climate control, no sanitation system, no running water, and no electricity. This is literally a structure they can camp in. Please keep that in mind as you read my response.

  T-111 actually stands for Texture 111. It is a particular surface design used on panel siding products. Panel siding products are made from any number of different materials from particle board to cement fiber, the T-111 just refers to the look. the product I recommended for the ********* building was a 5/8 plywood version of T-111. The reason I recommended that particular product is that it meets the International Residential Code (***) requirements for both siding and sheathing in one application. Tennessee uses the 2018 version of the ***. 

  House wrap is designed to go between the siding and the sheathing of building, its primary purpose is to shed water that gets in the space between the siding and sheathing. With 5/8 plywood panel siding there is no space in between siding and sheathing, as such, no water to shed. The plywood has waterproof glue between each ply, edges are lapped so this covers the building with no breaks. When painted or stained and caulked it is a more effective air and water barrier than house wrap. So yes, provisions were made for moisture.

  Please see my last communication indicating that the *********************** classifies plywood as a type 2 moisture barrier and house wrap as a type 3 moisture barrier. Type 2 barriers are more water resistant than type 3 barriers.

  When we were discussing the specs, the ********* had strict budgetary needs. I suggested the product I used because of the labor savings involved. Installing sheathing and siding in one is much less labor than installing sheathing and siding separately.  At that time they happily accepted that choice.nThat is the reason I specified 5/8 T-111. 

  Insulating the walls was not part of my scope. The building was not to be climate controlled, except maybe heated with a wood stove (not part of my scope) on the occasions that they would be using it in the winter. The air in an occupied and heated building contains much more moisture than cold outside air, and the uninsulated exterior walls will be cold, attracting condensation. In that situation it is beneficial for inside surface of the walls to be able to breathe so condensation will not build up. Adding house wrap to the inside surface of the plywood panel will trap moisture between the plywood and the house wrap, causing water damage. I explained that to them. However, they had a friend "who's a cop, but he used to be a builder type guy"  who said something different. 

  I explained that house wrap was one of many options. The *** specifies tarpaper or its equivalent. House wraps have been tested and certified to meet that standard, but they are just one class of several treatments that do. I told them there are liquid applied moisture barriers that meet the standard, and can be applied at their leisure - I deemed this outside the scope of the original contract. I provided an estimate for one such product, to be added to the scope as a change order, but they declined. 

  Here is an excerpt from Chapter 13, Plywood Panel Siding from US Housing and ***************** (HUD) Publication: Exterior Walls.

  Made from ******* fir or (increasingly) Southern pine veneers, plywood siding is available in 4 by 8, 4 by 9, and 4 by 10 panels in varying thicknesses, including 11/32,15/32, and 19/32 inches. Panels are available smooth faced or textured, grooved or ungrooved, square or shiplap edged. Siding patterns include channel-grooved, brushed, overlaid, Texture 1-11, reverse board-and-******, rough sawn, and kerfed rough sawn (Fig. 1). Battens can be applied for a board-and-****** appearance. Depending on the depth of the grooves, the panels are designed to be attached directly to framing members 16 or 24 inches o.c., or over existing flat siding, insulating or solid sheathing, or furring strips against masonry or uneven walls. Plywood siding must be primed and finish painted or stained within 30 days of installation. Unless properly maintained, the surface ply will degrade due to UV and weathering effects and will become brittle,cracked, and eroded.

  ADVANTAGES: Long history of successful applications. Can be applied directly to studs without sheathing. Can provide shear resistance. Easily worked and erected with conventional tools. One panel covers a large surface area. Dimensionally stable. Available in a variety of textures and styles. Products with special overlaps have surfaces that, after painting, will not split, check, or crack. Limited 25-year warranties are available.
  DISADVANTAGES: Vertical grooves impart a distinctive, contemporary appearance that may not be suitable given the design of the house.

  Google A.I Overview did not differentiate between the different types of t-111 available, and was correct if you are applying a t-111 product over sheathing. If you would really like to do research on this topic I would suggest reading the following

  - EPA 402-K-01-001

  - IICRC S-500 and S-520

  - ASHRAE 90.1 and Cold-Weather Condensation

  Customer Answer

  Date: 03/26/2025

   
  Complaint: 22874385
  
  Responding to 3 Dog Builders 3/18 comments...
  I am dissatisfied with your work and I want my money back.  Current local customs and standards in the homebuilding industry embrace the use of a wall sheathing (OSB) and a weather resistant barrier (WRB). See Section ****** of the ** Building Code, Section ****** of the International Building Code and International Residential Code IRC *****. Also, Alabama Building Code 2021, Section ****** and ****** requires a WRB behind the exterior veneer. You live in ******* and should at least be aware of their standards. None of these building codes refer to the *********************** website. I think your reference to the *********************** website is grasping at straws. Also, you set our windows straight into the stud framed walls with no flashing tape to prevent moisture or water leaks. The beams used to support the rafters were over-spanned. Please see the inspectors report regarding these and other problems with roof framing, wall framing, missing studs, missing anchors and missing proper support in a load bearing wall. Plus, the stair stringers were not connected to the landing adequately and some of the joist hangers had the wrong type of fasteners installed. This does not equate to an acceptable standard in the US homebuilding industry.

  Responding to 3 Dog Builders 3/20 comments... 

  In the first paragraph, I feel he's trying to cast our structure in an unfavorable light. He says this building is not a house. To us, it is to be very much a house. If necessary, see ********* definition of a house. Or, per the contract, our goal was to build an off-grid cabin. ****** off-grid cabin. It's a home designed to operate independently from traditional utilities... This does not diminish the need for proper moisture protection.
  If T-111 by itself is such a great moisture barrier, why do IBC, IRC, *********, ******* and other states mandate WRB?
  T-111 can be used as siding and sheathing. However, T-111 siding is not waterproof. That is why a WRB must be installed over the studs behind the exterior veneer. After being barraged with his extensive gaslighting (ref: DOE, HUD, etc...) to support his inferior building methods, we did finally contact a friend for advice. Although he is currently a policeman working at ****************, he was a builder for many years. He confirmed our suspicions about the missing WRB and we then hired a building inspector, ****** ******, who wrote an extensive report on the building deficiencies in our off-grid cabin.
  
  
  Final Summary
  > Paragraph 1.1  of our Construction Contract states: The contractor shall supervise and oversee the construction of the project using his best skills and judgement pursuant to the current local customs and standards in the home building industry. Current local customs and standards in the home building industry overwhelmingly embrace the use of a WRB. This fact cannot be disputed. The builder failed to do this and as such entered a breach of contract.
  
  
  > We requested quotes from three different general contractors to make the repairs called out in the inspectors report and then finish the project as we originally intended. None would take the job  All suggested the frame be completely torn down and completely rebuilt. One of the three, **** ********, said it was OK to use his name as a reference.
  
  
  > We had extensive conversations with a Tennessee lawyer with the intent to file a lawsuit against this builder. Our lawyer said we had a winning case, although it could be a long and expensive endeavor. We decided to first go through BBB to reach an agreement with the builder on refunding all of a portion of our money. 
  
  
  > Money paid so far ~ $43,000. Credit for a good slab and bond beam walls = $20,000. We suggest a fair settlement at this time to be a refund of $23,000.
  
  
  > Without some kind of settlement, a lawsuit is still under consideration.
  
  
  > In addition, we must recommend all future home builders NOT employ **** ******* of 3 Dog Builders.
  
  
  Sincerely,
  
  ***** *******

  Customer Answer

  Date: 04/04/2025

  Many comments were made over the last several weeks. Just to clarify, this only started with my argument over the lack of WRB. However, after hiring ****** ******, the building inspector, we learned there were many other problems  with the structure, some quite serious, that were not evident to our untrained eyes. These were pointed out in my response on March 26 and are highlighted again here.
  
  Summary of Problems
  > The beams used to support the rafters were overspanned which leaves a risk of the roof collapsing
  > Windows were set straight into the stud framed walls with no flashing tape to prevent water leaks
  > Stair stringers were not connected adequately to the landing leaving a risk of stairs collapsing
  > Missing proper support in a load bearing wall
  > Roof framing errors
  > Wall framing errors
  > Missing studs
  > Missing anchor to foundation
  > Joist hangers used the wrong type of fasteners
  > No Water Resistive Barrier (WRB) or wall sheathing (OSB) behind siding
  > Siding directly over studs
  > Studs by definition do not make a wall
  > Siding is not waterproof
  
  While all of these items are not specifically noted in the contract, there is a level of quality that is expected from a builder that has, in this case, been denied. The builder has a responsibility to pay for all repairs to the satisfaction of the customer.
  
  

  
  

  Business Response

  Date: 04/06/2025

  It is truly unfortunate the ********* find themselves in this situation. I can see that in their initial complaint that they wanted the house heated with OSB, and then a ***, and then 5/8 t-111. They claimed code required the wall to be built that way. In their last comments they have come to realize that 5/8 T-111 is in fact both a sheathing and a siding. Now the issue is the *** only. T-111, when finished and seams caulked does in fact meet that requirement.

  They shut down the job and breached the contract over something minor - I quoted to them an alternative at around $2000 installed. 

  It doesn't surprise me that other contractors have recommended that the building be torn down. It has been sitting unprotected all winter. I told them in writing that if work did not continue, the entire structure was at risk. 

  They have the right to pursue legal action. I am not refunding them $23000.

  Customer Answer

  Date: 04/15/2025

  The business response is NOT SATISFACTORY.
  
  Our builder, **** ******* chooses to ignore my comments from April 4 which basically summarizes the inspectors report from December 9, 2024. Our initial complaint only scratched the surface of the many problems found by our building inspector, ****** ******. The construction by Mr. ******* is of poor quality and requires many repairs. The other contractors that recommended the structure be torn down and started from scratch, made their assessment in November and December of last year.
  
  I must now direct you to paragraph 18 of the Construction Contract, the WARRANTY.
  18.1 states - Contractor warrants work to be free from defects for one year following substantial completion of the project. Contractor will make good any defects at no cost to Owner.
  
  The project is **** with defects as documented on December 9 and the contractor is responsible to make all repairs at no cost to the owner.
  
  Your offer to resolve this situation to my satisfaction is expected within 7 days.
  
  DMA

  Business Response

  Date: 04/21/2025

  In the contract termination letter I sent you and uploaded to BBB you were advised that no warranties would be applicable. The contract states that the warranty is for one year AFTER substantial completion. Since the project was stopped at your direction before substantial completion there is no contractual warranty.