Designing Our System

This is the latest in our series on energy as a tool for prepping. The rest of the series is here:

YMMV

Let me repeat the following disclaimer, mostly because people keep commenting and asking me why I didn’t discuss power factor, some other brand of solar or batteries, or propane. I did research on batteries, and I don’t want to spend all of that money on propane that I will just wind up having to convert to electricity for air conditioning, anyhow. The numbers just don’t work (see the above posts as to why they don’t)

I sell propane and propane accessories. Solar is teh devil

You engineer types, this is a simplified discussion that was designed to give you all of the information that I considered and discovered in my research for a backup power source without bogging you down in details that are largely irrelevant. I am trying to keep things easy to understand, so spare me the discussion about how holes move. I am also excluding things like power factor, vectors, and other things that needlessly complicate the discussion.

Also remember that each person’s situation is different. Compare my climate situation to a fictional person in Starke County, Indiana (all weather data from best places) as an example:

  • While I have mild winters, hot summers, along with lots of sun and humidity, another person living in Starke county, Indiana might have cold winters, less sun and humidity, and warm summers.
  • Indiana gets 34 inches of snow per year, I get none.
  • Indiana has an average summer high of 83 degrees. Central Florida, 94 degrees. I see 90 days per year where the temperature rises above 90 degF, Starke County Indiana sees 9.
  • Indiana has an average winter low of 16 degrees, Central Florida, 46 degrees.
  • Our guy in Indiana has 129 days where the temperature goes below freezing and 6 days spent below 0 degF, I have 6 freezing days and the temp never goes below 0 degF.
  • Indiana has an average summer humidity of 62 percent, winter of 20 percent. Central Florida has an average summer humidity of 73 percent and winter of 50 percent.
  • Northern Indiana averages 4 peak hours of sun per day. I average 5.2.
  • Where I have 232 sunny days per year, our fictional guy in Indiana has only 170. Combine that with clouds, sun angle, and other factors, and our guy in Indiana gets 30-35% less power from sunlight than I do. You can calculate your own by looking here.

For those reasons, solar makes more sense here than it does in northern Indiana. Your mileage may vary.

I don’t need to heat much in winter, but I need to do significant cooling in summer. Maybe your area is different- each of us has to do our own calculations and studies, which is why I posted so many posts about my decision. I have spent quite a bit of time looking into this, and you should, too. It’s a large investment, and not to be taken lightly.

What are We Getting & Who is Installing It?

We have decided to go with a hybrid solar system (meaning solar with batteries) and we know roughly how large of a system we need, now its time to get more details.

At this point, we will look at which system we are installing, and who will do the installing. One of the things that I noticed is that solar companies are better at selling solar than they are at anything else. They will play this sort of shell game with you- they mix in financing, tax credits, and other facts, overwhelming you with information to disguise the true cost of solar. It’s worse than buying a used car. That’s kind of what spawned this series of posts. I wanted to organize the information in my own mind, while at the same time helping others to cut through the bullshit.

In researching for this buy, I talked to a dozen different people in my area who already had solar, including three people in my neighborhood. My wife and I have a somewhat left leaning friend who bought the empty land next door to his home about a decade ago and put in a ground mounted solar array because he is worried about being green. We consulted him because, hey, a decade with solar. Yeah, he’s a lefty, but not hard core. He’s also a veteran and a nice guy. His advice was helpful.

We also looked at online customer service reviews, a ton of reference materials, and we consulted with the sales people of half a dozen solar companies. Manufacturer’s websites were also referenced. This article is a summary of what I have found out after two months of research.

The Batteries

We know that we want system rated between 9 and 10kw, but how many and what kind of batteries do we need? The 900 pound gorilla in the mix is Tesla. The Powerwall 3 just came out, and it has some impressive numbers. It stores 13.5 kwh of power, and can deliver 11kw continuously, which would drain the entire battery within slightly more than an hour. The company is claiming a brief surge capacity of up to 30kw, which is pretty outstanding. Still, that amount of power isn’t going to be enough to run the house in a grid failure without cutting to essential loads only. This means that we will likely need two of them. Batteries aren’t cheap, but we will get to that in a bit. Two batteries will mean we can deliver up to 22 kw continuously, and will have a total storage capacity of 27 kwh.

The Tesla battery has some nice features. The battery itself comes with an inverter, the gateway, and the backup relay that will isolate the system from the grid in the event of a power failure, so we won’t need to purchase any of that separately. Each Tesla Powerwall 3 can support up to 3 expansion battery packs. The expansion has the same capacity as the main one, meaning that a Powerwall 3 and and expansion pack gives you 27 KWh of storage, while two expansion packs would give you over 40 KWh of storage.

The system also has a nice app that allows you to monitor and control the system remotely. This software also watches the weather in your area and will make sure that, when inclement weather is approaching, your battery is charged to 100% to prepare for a power outage.

I have looked at other batteries, but none of them had the power specifications that were as good as the Tesla, and the ones that did come close were in the same price range or were even more expensive, so I have decided to go with the Tesla Powerwall 3.

Florida Law and Solar

Florida has laws classifying the size of a solar installation.

  • Type 1 systems are solar systems that produce 10kw or less.
  • Type 2 systems produce more than 10kw up to 100kw. If you have a type 2 system, you are required to carry a $1 million liability policy. We already carry this much insurance, so it doesn’t affect us, but just be aware that the requirement is there.
  • Type 3 systems are those that produce more than 100kw. I don’t know what the restrictions are, and didn’t bother to look them up because 100kw would take more space than I have on my roof.

*Note: The sizing tiers established by Florida are measured in alternating current (AC) wattage, whereas solar companies measure the size of solar systems in direct current (DC) wattage. For comparison purposes: 10kW (AC) system = 11.7kW (DC) system. The difference is caused by technical reasons that we won’t get into here.

Summing Up Our Specifications

  • These quotes are for a system with 24 PV panels for a total of 9.6 to 10 kw unless otherwise noted.
  • 2 Tesla Powerwall 3’s for batteries are included, unless otherwise noted.
  • We also priced a Powerwall expansion, but it isn’t part of the quote.

This will give us an average capacity of 35 kwh per day in the winter and 52 kwh per day in the summer, with 27 kwh of storage and the possibility of more, if we later decide to add expansion batteries. (One neighbor has four Powerwalls, and tells me that this is far too much. He said he let the salesman sucker him into spending $40,000 on batteries.)

This should enable us to power the house without input from the grid, especially if we turn off loads that aren’t essential. Things like the clothes dryer, a potential pool pump (if we get a pool) and other luxuries can be shut off if the grid is down and the PV system isn’t generating enough power. We are planning on putting the pool pump, if there should be one, on the non-backup power bus.

Fortunately, we have a pitched roof with a rather large, unshaded southern exposure and a great pitch angle, which will ensure that the panels will get the maximum amount of sunlight. There is plenty of room there for the 200 square feet of PV panels we will be installing.

Power companies in Florida won’t allow you to install a system that produces in excess of 10% more than your average annual electric consumption. The good news is that they can’t tell me what my annual consumption is, because no one knows that yet.

The batteries will be mounted to the inside wall of the garage, next to the breaker box (load center). The remainder of the electrical equipment will be installed on the outside wall of the house, next to the utility meter. The PV panels will of course be on the roof.

Tax Credits

As I have mentioned before, the IRS has a non-refundable tax credit of 30% of the cost of a solar system. This gives you sort of a rebate on next year’s taxes that subsidizes nearly a third of the cost of the system. Many companies use this to make it appear that the system is cheaper. Make sure that you get the bottom line cost before this tax credit is applied, so you know what it will cost you without confusing the issue.

In Florida, solar systems are exempt from sales taxes, and any value that the solar system adds to your home is not subject to property taxes.

None of the above tax credits are available to fuel powered generators, and was a big reason for me not going in that direction. The tax advantage gives installing solar more than a 37% pricing advantage over a standby generator.

Selecting the Installer

One of the problems that we had when we first bought the house is the number of door to door salesmen who came around, trying to sell us solar. Then there were the phone calls and attempted over the phone sales. I have a policy of not doing business with anyone who calls me without me contacting them first. I have found it to be a great way to prevent scam artists from making you into their next mark. Let’s begin with the technical specifications, then see what the costs will be.

I am not comfortable cutting holes in my roof, so this system is going to be installed by a professional. In my case, I contacted a few installers to get some rough quotes. Each quote includes two Tesla Powerwall 3 batteries unless otherwise noted:

  • One quote was directly from Tesla. They subcontract out the actual work, and only use Tesla products. Their quote for a system delivering 9.7kw was right at $42,180.
  • The second quote was from SunPower, another national provider. The salesman missed our first telephone conference, but called several days later to reschedule. They also subcontract out the actual installation. They do not use Tesla batteries, but use their own in house brand of battery that has similar but slightly less powerful specifications. Their quote was $52,880 for a 9.2kw system. They pushed hard for me to get a system with no batteries at all to cut costs, but that would make the system useless for power failures- the entire reason why I want this. The attempted hard sale of something that I told them I didn’t want and the high price were turnoffs.
  • SunVena is a large Florida solar company. They quoted us $48,700 for an 8.8kw system.
  • We got a quote from a local electrical contractor who has been doing solar for about 20 years. They came recommended by a neighbor who had solar installed by them. Their quote to install a 10.1 kw system was for $43,147.
  • We tried to get a phone interview and a quote from a mid sized Central Florida solar installer. He was supposed to call at 12:30 in the afternoon. His secretary called at 1:00 and told us he was running late, and would call in about 15 minutes. The didn’t call until after 2pm. When he did call, he asked a few questions then promised to send over a quote with the promise: “I am going to make your choice an easy one.” The quote still hadn’t arrived a week later. He sure did make it easy to not choose his company, so that’s a promise kept.
  • One more regional solar company was contacted. Let’s call them Bidder 6. They are not a Tesla dealer, but instead wanted to sell us another brand of battery. He tried telling us that we needed 4 of the batteries he was selling. His batteries were Enphase batteries that store 5kwh each with a peak of 3.7KW of surge. That means these batteries are roughly 1/3 as powerful as the Powerwall 3 and I can get more storage with a pair of Powerwalls than from 5 of his batteries. When I insisted on Powerwalls, we were quoted a pair of Powerwall 2’s at a cost of $14,250 each. He also said that we need a minimum of 30 to 45 PV panels because our home was going to use an average of 30KWH per day in the winter and 60 to 75 KWH per day in the summer. When I pointed out that this house was only using 23KWH per day this past winter, he replied that it had been a mild winter this year. At the end of it, his quote was three days later than promised and was for an 11.2KW system with two Powerwall 2’s, and the quote was for $59,900.

So now that we have contacted seven different installers and gotten quotes from five of them, we know that the quotes ranged from $39,000 from Tesla, all the way up to $59,900 for Bidder 6. With the 30% tax rebate factored in, the quotes look like this (from least to most expensive):

  • Tesla $29,526
  • Local Electrician $30,203
  • SunVena $34,062
  • SunPower $37,016
  • Bidder 6 $41,934

Each of the installers offered a written warranty that was substantially similar:

  • 25 years parts and labor that the PV panels will still produce at least 92% of their rated power.
  • For the Tesla batteries: 10 years parts and labor that the batteries will store 70% of their rating
  • For the other brands: 10 years or 8,000 charge/discharge cycles for parts and labor that the battery will store 80% of their rating specifications
  • The big exception to the above warranty was Bidder 6. Their warranty was for 50 years parts and labor that the PV’s will still deliver 75% of their rated power.

Our experience

The Tesla guy consulted with us by TEAMS video call. He didn’t know anything about solar that was outside of Tesla’s product line. Their quote was nearly identical to the electrician, especially when you consider that the local electrician is offering a system with 400w more capacity.

SunVena sent a guy out who was the most knowledgeable of all of the solar company people that I talked to. I really liked the company. It’s too bad that his quote was $3000 more than the local electrician and $7000 more than Tesla.

The local electrician had the least polished of the presentations. The guy who came out knew about solar, he just wasn’t a salesman. However, he knew what he was talking about and had competitive prices.

SunPower was the one that frankly rubbed me the wrong way. He tried to push me into products I didn’t want. Like Tesla, the company only sold their own products an no others, and he seemed more interested in making the sale than he did in pleasing the customer. His price being $7,000 more than the electrician was the nail in the coffin.

Bidder 6 tried telling us that we needed at least 11kw and two Powerwalls, with the possibility that we would need 17kw and three Powerwalls. Now we are getting into a price point that I just don’t want to pay. His quote of $60,000 was simply way too high to be considered.

My Choice

So for the above reasons, the choice is between Tesla and the local electrician, with the electrician being ahead. I will ask them for more specific plans to see more details. This will require a more thorough engineering inspection of my house by them. Tesla is refusing to do a more in depth study unless we contract with them, so we are probably going with the electrician.

Since a standby generator would cost us in the neighborhood of $16,000, this system is slightly less than double the cost. We do get the benefit of vastly lower utility bills, though. Our bill will go from a winter $150 and an estimated $250 in the summer, all the way to the minimum $35 electric bill year round. That will save us about $2400 a year in utility bills, so the difference between this and a genny will be paid in about 5 years (counting the fuel that we won’t have to buy and the fact that long term maintenance for the genny is higher).

The timeline is tricky. We are trying to sell our old house, and will be using the proceeds to install our solar power system. The remainder of the proceeds from the sale will pay down the mortgage on the new place, then we will refinance to a 15 year mortgage, which will cut our house payment by about 70%. So we are waiting for the sale of the old house before we move forward.

We need some time to see what our hot weather electrical needs are going to be, and the delay for the sale of the old house will hopefully give us a better idea as to how much our summer bills will be.

For the time being, that means we are waiting until May or possibly even later before we are ready to sign a contract. That gives us time for engineering inspections, final proposals, and for us to get a better idea of what power we will need for summer air conditioning. Once we move forward, I will update this with any new information that we have. I will also do other updates to answer questions.

Nudges

This is why I get sort of aggressive when responding to comments on here that suggest I should be out there doing something instead of just posting on this blog. The government is out there trying to “nudge” people into breaking the law. IOW- entrapping them.

Kangaroo Court

We all know that Trump lost a case in a New York court, and the court demanded that he either pay the fine or post a bond before he would be permitted to file an appeal. The left laughed and partied at the thought of bankrupting him, with the state poised to begin seizing all of his property to pay the judgment when he couldn’t provide the bond.

Then Trump posted the bond, and the left stopped laughing. Then the judge in the case rejected the bond, claiming that the insurance company couldn’t prove that they were solvent enough to pay it.

This isn’t about crimes, nor is it about the law. This is about using the law to destroy someone whose only real crime is to not be a leftist piece of shit. It’s OK though, because the left is only doing this to preserve democracy and destroy fascism.

He is persona non grata, and an enemy of the state. They will stop at nothing to destroy him. This is all about keeping him out of the White House.

As I have said before:

The left simply won’t allow Trump to return to the Oval Office. The Federal Bureaucrats simply can’t allow it, or he will begin swinging the metaphorical budget slashing machete. Should Trump regain the Presidency, a lot of Federal careers will come to an end- perhaps even entire departments.

The left simply HATES Trump, and will see him dead before he is permitted back into the White House. They can’t let Trump ruin their communist takeover.

For those reasons, expect violence when lawfare doesn’t work. Perhaps Trump will even be assassinated. I don’t think that they are desperate enough to take him out like Sadat was killed, but I don’t see Trump ever again being President.

Once he is out of the way, the left begins working their way down the list.

American Dream

From wirecutter, we see yet another article lamenting the loss of the American dream and how it isn’t possible for a family to live in a home with only one breadwinner. I call bullshit.

I hear this all of the time, and I have to say that I disagree with it. Americans don’t want to have the lifestyle of their grandparents, they want to live a life of unbelievably expensive leisure and luxury.

Degradation of the Family

The idea of a basic family: The Father, Mother, and 2.4 children is no longer the case in America. The share of one-parent families with children under the age of 18 has grown from 7.4% of all families in 1950 to 34.3% of all families today. It’s harder for a family to make it when there is only one adult taking care of what used to be taken care of by two adults.

My mother made most of our clothes, and what store bought clothing we did have wasn’t expensive designer stuff. For jeans, we wore Sears Toughskins because my mother claimed that they lasted longer than the stuff she made at home. I was lucky, being the oldest. My younger brother wound up wearing all of the stuff that I handed down after it no longer fit. My brother and I owned two pairs of shoes at a time- tennis shoes for general wear, and dress shoes for church and other “nice clothes” events.

Mom cooked all of the meals. We almost never ate out. When there were dinners out, it was Mom and Dad going out and we got a babysitter.

Owning a home

The average home built in 2023 is 2657 square feet. Just 50 years ago in 1973, the average new home in the US was 1660 square feet. Seventy five years ago, in 1948, the average size of a new single family home was 983 square feet. In 1938, new homes were slightly larger at 1173 square feet, but it was also more common to have multigenerational households then, with grandparents, parents, and children all living under the same roof.
Children shared a bedroom. I remember when I finally got my own room- I was a teenager and thought we had become rich. My parents bought a new house, and my brother and we finally got our own rooms. Looking back, I remember thinking how large that house is. Built in the late 70’s, it’s a four bedroom house that is only 1854 square feet, small by today’s standards.

Materialism

Technology has played a role as well. Everyone in the family now has a smart phone with a data plan that permits them to be online 24/7. Multiple televisions in a house, something virtually unheard of in 1973, are the norm.

The stay at home mom didn’t sit around all day and watch TV 50 years ago. No, the woman of the house cooked, cleaned, took care of the kids, made her own and the children’s clothes, and all of the other household chores.

Back then, Dad had the only car, and the upper middle class families had a second, family car. If one of the kids wanted their own car, they paid for it themselves by getting a job.

School

In 1970, only half of Americans graduated from high school, less than 10 percent went to college. When you were 15 or 16, you went out and got a job. You didn’t spend your whole life in school majoring in smoking weed and getting laid while studying gender roles of non-binary sexual predators. No, you became a mechanic, a farmer, or a factory worker. You did something productive with your life and didn’t waste it making TikTok videos about sex toys.

If you want to live like Americans did in the 50s through the 70s, it is still attainable.

Part Time

This post over at GFZ reminded me of a story that happened to me 15 or 20 years ago, while I was still a street medic. I was partnered with another medic, a female who like to seem like she was jaded, but really wanted to believe the best in everyone.

There was a prostitute who had diabetes that we would run on every month or so. The call would usually follow the same path. Her “customers” would call 911 every time she would pass out at “work” and we would check her blood sugar to find that it was low. We would start an IV, give her some glucose, then she would wake up and refuse to go to the hospital. We did this for several years.

Then we didn’t see her for awhile. After not seeing her for 6 months or so, we got a call to a local convenience store and there she was. My partner says to her: “Hey Dianne! We haven’t seen you in a while. How have you been?”

Dianne replied: “Things are great. I got me a man, now. We have a good job, and moved to Orlando.”

Partner: “Good for you! So what brings you here to town today?”

Dianne: “Well, my husband says that now that we are married, we have plenty of money, so I only have to work part time.”

Load Shedding

One of the things that we talked about in our energy posts was load shedding. That is, it’s perhaps cheaper and easier to shed loads than it is to buy a larger backup power system. That’s especially true if we are going to use a portable backup generator. Those units, having only 10 kilowatts or so of available power, require that we only power the most essential of loads: a refrigerator, a freezer, some battery chargers, and the like.

In my case, when we have had power failures in the past, I fill the refrigerator with bottles of water to increase the thermal mass and slow the rate of warming. Then we use the generator to power the refrigerator, the freezer, and a few other loads like battery chargers, TV, and a small air conditioner.

Like I said before, I feel like a prepper should be able to do better than that, so we are looking at entire home power sources, but it’s far cheaper to power fewer loads than it is to buy more power capability, and that is what we are going to look at today.

One way to do this is simply to go out to the garage and flip the breakers on the loads I want to get rid of. Or simply not turn them on. Or we could get a SPAN panel. After taking a careful look at my budget, my needs, and the panel itself, I don’t think that we are going to get one. The reason is that, at $5,000 installed, it is the most expensive way of shedding loads. Let me explain:

I have been analyzing my electrical loads for the past several weeks so I could get an idea of just how much power I will need. My loads break down like this:

  • General household loads are about 3 kwh per day. That includes lighting, television, ceiling fans, and all of the vampire loads like clocks, cell phone chargers, and the like.
  • My refrigerator in the kitchen is another 1.5 kwh per day
  • The deep freezer in the garage is 1.1 kwh per day
  • The clothes dryer uses 3 kwh for each load
  • The water heater uses 7800 watts, and even with no hot water being used it sucks down about 4 kwh per day. That number goes up if you are using more hot water.
  • The oven uses 3,000 watts.
  • The cooktop uses 6,700 watts with all elements on
  • The main air conditioner uses 6 kw, the upstairs air conditioner uses 3 kw. The big question is how often they run in the summer.

In the case of the smaller loads like the refrigerator and freezer: we don’t want to shut those off. That’s the entire reason why we have backup power, to preserve the food that is being kept cold. Those loads, combined with the smaller loads, are about 5.5 kwh per day.

You can see that most of the largest loads are ones that we have direct control over: the dryer, cooktop, and oven. If we want to shed some electrical loads, all we have to do is not use them. There is no need for load shedding there. The exceptions to this are the water heater and air conditioners, all of which turn on and off without direct input from a human. If we aren’t home and our backup power kicks in, we need to shut those loads off. If we are going to have an automatic power backup system, I believe that load shedding should also be automatic.

We can have some sort of automation to turn them off automatically whenever conditions dictate. I am opting for an automatic system with a manual backup. With that being said, there are cheaper ways to accomplish this. My air conditioners are already controlled by Ecobee thermostats, meaning that they can be controlled with a smart home controller like Home Assistant or SmartThings, or even through the cloud using IFTTT. For the water heater, you can get a smart water heater controller like this one (EDIT: there is an updated post on this water heater controller. Read before you buy), and use IFTTT to integrate it to your backup system, or you can use a smart relay and have a smart home controller to regulate it. These methods work just as well, and won’t cost you five grand to install. Then you can use the extra cash to add capacity to your backup system. In my case, that is most of the cost of another solar battery.

To sum this up: You can install two Ecobee thermostats for $149 each, and a smart relay for $164. This will give you automated load shedding for less than one tenth of the cost of a SPAN panel- saving you more than $4,000.

Complaint

I recently had a complaint made against me at work, which is a rare occurrence. This was a 50 year old woman with a history of diabetes who came in because she had an open wound on her ass. We were admitting her because it was a diabetic sore. When you admit a patient, it takes a couple of hours to secure them a bed and send them upstairs.

She had an A1C of 12.6, meaning that her AVERAGE blood sugar level is 315. At that level, your blood gets thicker, meaning that it can’t perfuse as well, and as a result she had already had one leg amputated. She just isn’t managing her diabetes.

After six hours in the ED, we managed to get her blood sugar down to “only” 177, and had been refusing to feed her because her sugar when she came in was over 400. When I told her she couldn’t eat, she said she would fix that, and took some of her insulin when I wasn’t looking, which caused her blood sugar to drop into the 40’s. Then we had to give her an ampule of dextrose, and it really complicated her care.

She was upset with me that we were sending her upstairs without “fixing the problem” that she came in for. I told her that her problem was caused by her not managing her diabetes, and that continuing to eat sugary foods and not taking her medication would mean losing other body parts, and would eventually kill her. This wound was not something we could “fix” in the ED, and would require a stay in the hospital with specialized wound care nurses working on the wound, and with her constantly trying to eat sweets, it likely would never completely heal.

So she complained about me for being rude. My boss agreed with me, and told me that sometimes people don’t want to hear the truth that they need to hear.

Builders

We called the builder to complain that the sink in the upstairs bathroom had no hot water, only cold. The bathtub that is right next to the sink has hot water, though. So after a couple of weeks, a plumber shows up. He runs the water in the sink for a couple of minutes, then declares that the sink is piped incorrectly. He says that he will have to cut into the drywall to get at the pipes and will need the boss’ permission to do it. He says he will be back.

An hour later, he returned with a second plumber. They said that they would be cutting into the drywall to repipe the sink. I have a complete set of photos of what the house looks like without drywall in place. I show them where the pipes are, and they cut a 2′ square hole in the kitchen ceiling. In the wrong spot. They are mystified when they wind up under the upstairs air conditioning plenum.

I again point out to them that they are in the wrong spot. This time, they cut where I tell them the pipes are. There is the hot water pipe, and they tell me that the pipe was mislabeled during construction. They then cut a third hole so they can tap off of the bathtub’s hot water.

The sink upstairs still doesn’t have hot water at that point. They keep trying to figure it out. At this point, they have been at it for over 4 hours. There are three giant holes in my kitchen ceiling. There is insulation raining down all over the kitchen. My house is in a shambles. We can’t use the kitchen.

I asked them if they checked to see if the faucet is bad. They looked at me like I was a moron, so I continued: “What if there was some construction debris in the pipe, and it made its way to the faucet’s hot water valve, clogging the valve.” They asked how I would figure that out. I replied: turn off the cold water valve under the sink. If the faucet still works, it’s piped wrong. If the sink doesn’t work, it’s the faucet.

It was the faucet.

They plumbers apologized profusely and said that their boss would call me to figure out how to repair my ceiling. This is what it looks like.

I understand that mistakes happen, so I call the builder. He tells me that it’s a warranty issue, says he will put in a work order, and according to the warranty documents that I agreed to at closing, they have up to 15 business days to repair it. They will, he tells me, get to it “when they get to it.”

I tell him that he needs to do a better job of reading the warranty. A warranty item is described as a “defect in materials or workmanship that occurred during construction of the home.” This didn’t happen during construction. It happened because his subcontractors were incompetent morons. This means that it is a claim for their insurance, and they have exactly one week to get it fixed. If it isn’t, I am going to hire someone to fix it myself, then I will sue them to collect my costs.

I can’t use my kitchen. There is drywall dust everywhere. We are finding blown in insulation all over the house, because when the plumbers tried to clean the insulation that had fallen from the ceiling, the shop vac they used just blew it everywhere. That cardboard patch that is duct taped to the ceiling in the picture below? It fell off 15 minutes after they left.

Now every time we open a door or the air conditioner comes on, insulation falls from the holes. Bugs crawl in at night. So I got some pieces of cardboard and attached them to the ceiling using staples from my nail gun. These are essentially holes that open my house to the outside.

I am more than a bit pissed off about this. If it isn’t fixed by Monday, I will start calling my own drywall guys and an attorney. This is complete and utter bullshit. I’m not nearly as mad about the plumbers fucking up as I am about the attitude of the warranty supervisor. You handle things like this by saying “I am so sorry this happened. Let me tell you what we are going to do to fix this. It will be a priority item for us, and I will see how quickly I can get someone out to help you. In the meantime, one of us will be over right away to secure your home from the elements.”

What you don’t say is “I don’t control the drywall company’s schedule. I will put in a work order and they will get to it when they get to it.”

In the meantime, posting may or may not be sporadic as I deal with this and still have to go to work to pay the mortgage on my now trashed house.