ᐅ New construction window lintels on the ground floor installed too low
Created on: 10 Oct 2016 12:05
H
Hausbau2k16
Dear forum members, I am new here and have a question for you. I am not looking for blame, but rather helpful advice if possible.
We are currently in the construction phase—a fixed-price contract for a turnkey single-family house—and our house is already standing. The windows are installed, the electrical work is completed, the external insulation and facade are in place, and the interior plaster on the third floor is also finished.
To note, we are total construction novices and have been following the instructions of the builder and the site manager. We have always contacted them when there were issues we wanted to raise. Some were addressed, others are still open, and some were just dismissed. Now, somehow, no one is smiling anymore...
Over the weekend, together with a professional friend, we took some measurements and, how should I put it politely, were somewhat confused. All window lintels (this concerns two windows on one gable and two windows, one on each side of the front door) on the ground floor are installed nearly 20cm (8 inches) too low. It seems the structural builder took the lintel measurement from the floor slab without considering the floor buildup (screed, underfloor heating, tiles). The construction company has been informed and an on-site inspection is planned. It is undisputed that the (major) defect exists. It is also clear to us that the house will not be “torn down” again. It seems equally clear that the builder must address this construction defect in some way. Since demolition and structural alterations (removing windows, raising lintels, redoing the exterior facade, replastering inside, etc.) are certainly not an option, our view is that only a financial compensation remains. We are aware that we can reduce the final invoice. The question is, how much do you estimate we can withhold or apply as a penalty charge? What does fixing such a construction fault typically cost, and what factor can we apply? We are not aiming to withhold the last dollar; a rough estimate with numbers would be very helpful.
I look forward to your comments and informed answers.
We are currently in the construction phase—a fixed-price contract for a turnkey single-family house—and our house is already standing. The windows are installed, the electrical work is completed, the external insulation and facade are in place, and the interior plaster on the third floor is also finished.
To note, we are total construction novices and have been following the instructions of the builder and the site manager. We have always contacted them when there were issues we wanted to raise. Some were addressed, others are still open, and some were just dismissed. Now, somehow, no one is smiling anymore...
Over the weekend, together with a professional friend, we took some measurements and, how should I put it politely, were somewhat confused. All window lintels (this concerns two windows on one gable and two windows, one on each side of the front door) on the ground floor are installed nearly 20cm (8 inches) too low. It seems the structural builder took the lintel measurement from the floor slab without considering the floor buildup (screed, underfloor heating, tiles). The construction company has been informed and an on-site inspection is planned. It is undisputed that the (major) defect exists. It is also clear to us that the house will not be “torn down” again. It seems equally clear that the builder must address this construction defect in some way. Since demolition and structural alterations (removing windows, raising lintels, redoing the exterior facade, replastering inside, etc.) are certainly not an option, our view is that only a financial compensation remains. We are aware that we can reduce the final invoice. The question is, how much do you estimate we can withhold or apply as a penalty charge? What does fixing such a construction fault typically cost, and what factor can we apply? We are not aiming to withhold the last dollar; a rough estimate with numbers would be very helpful.
I look forward to your comments and informed answers.
H
Hausbau2k1610 Oct 2016 12:42BeHaElJa schrieb:
What Koempy means is that usually there is one lintel dimension per floor.
Were there intermediate inspections? I understood that already. However, I know several houses where the lintel dimensions between windows and doors vary along the same wall on the ground floor. Therefore, it was initially not considered significant. There was no formal intermediate inspection with a signed approval.
Hi,
why wouldn’t that be an option? If the windows were properly marked in the construction plans, they will initially be delivered according to those plans. Done.
If the site manager notices it too late, any additional costs are their responsibility, not yours.
The schedule will be challenging, though, as this is a significant task that will likely delay your move-in by several weeks.
If you’re under time pressure and the builder knows that, they may try to stall for time.
If you’re willing to accept financial compensation: think about how much would need to be refunded to make you happy with this for the next 40 years.
A €500 (approximately $540) refund will be quickly forgotten—but you’ll be looking at the windows that are too low for the rest of your life.
Best regards,
Andreas
Hausbau2k16 schrieb:
Since demolition and structural changes (removing windows, raising lintel height, new exterior cladding, new interior plaster, etc.) are definitely not an option,
why wouldn’t that be an option? If the windows were properly marked in the construction plans, they will initially be delivered according to those plans. Done.
If the site manager notices it too late, any additional costs are their responsibility, not yours.
The schedule will be challenging, though, as this is a significant task that will likely delay your move-in by several weeks.
If you’re under time pressure and the builder knows that, they may try to stall for time.
If you’re willing to accept financial compensation: think about how much would need to be refunded to make you happy with this for the next 40 years.
A €500 (approximately $540) refund will be quickly forgotten—but you’ll be looking at the windows that are too low for the rest of your life.
Best regards,
Andreas
Hello again,
What do you mean by “the floor-to-ceiling ones are correctly measured”? Don’t the windows have dimensions in the factory plan? Before you take drastic measures, first check the plans. If the plans already have errors, then you have a problem, because you probably had to approve the plans. If the factory plan is correct, then the general contractor just has to make the changes, simple as that!
Best regards,
Andreas
Hausbau2k16 schrieb:
It’s about 4 units / “standard” windows. That’s right, the floor-to-ceiling ones are correctly measured.
What do you mean by “the floor-to-ceiling ones are correctly measured”? Don’t the windows have dimensions in the factory plan? Before you take drastic measures, first check the plans. If the plans already have errors, then you have a problem, because you probably had to approve the plans. If the factory plan is correct, then the general contractor just has to make the changes, simple as that!
Best regards,
Andreas
In which rooms are the windows located? Are there rooms that have both – floor-to-ceiling elements and regular windows? Proportionality aside – I tend to agree somewhat with andi... It would really bother me; if it’s in the guest bathroom and utility room, maybe it’s not quite as bad.
H
Hausbau2k1610 Oct 2016 12:58andimann schrieb:
Hi again,
What do you mean by "the floor-to-ceiling dimensions are correctly measured"? Don’t the windows have measurements in the factory drawings? Before jumping to conclusions, first check the plans. If the measurements are already wrong there, then you have a problem, because you probably approved the plans.
If the factory drawings are correct, then the general contractor simply has to fix it, end of story!
Best regards,
Andreas We are not jumping to conclusions. The plans have already been reviewed and are correct. The structural builder made a mistake, and the site manager apparently either did not notice it or did not take our concerns seriously.
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