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 13:00BeHaElJa schrieb:
In which rooms are the windows located? Are there rooms that have both – floor-to-ceiling elements and regular windows? Regardless of proportions – I tend to agree with andi a bit... It would really bother me; if it’s in the guest WC and utility room, maybe not so much. Utility room, guest bathroom, kitchen, and living room. The living room has both, meaning regular windows and floor-to-ceiling ones.
Hi,
Then the matter is clear. They should fix it and that’s it.
All (hopefully penalized) completion and move-in dates naturally remain unchanged.
Best regards,
Andreas
Hausbau2k16 schrieb:
We are not overreacting. The plans have already been reviewed and are correct. The shell builder made a mistake, and the site manager apparently did not notice or did not take our concerns seriously.
Then the matter is clear. They should fix it and that’s it.
All (hopefully penalized) completion and move-in dates naturally remain unchanged.
Best regards,
Andreas
Hausbau2k16 schrieb:
Utility room, guest bathroom, kitchen, and living room. The living room has both regular windows and floor-to-ceiling windows.Without knowing the plans and layout:
A reduction might be possible for the utility room and guest bathroom if it doesn’t affect the exterior appearance of the house.
For the kitchen, it’s a matter of preference, but I would definitely insist on changes in the living room.
Best regards,
Andreas
H
Hausbau2k1610 Oct 2016 13:10andimann schrieb:
Hi,
why shouldn’t that be an option? If the windows were correctly included in the construction drawings, they will initially supply them as planned. Done. For us, it is not an option because there will be a timing issue.
andimann schrieb:
If the site manager notices this too late, the additional costs are their problem, not yours. I agree with that.
andimann schrieb:
The timeline will be problematic. This is a major task that will certainly delay the move-in date by several weeks.
If you are under time pressure and the contractor knows this, they will try to play for time. Exactly, and as confirmed above, that is exactly the case. There is a fixed handover date that our entire planning is based on. The general contractor knows this and it has been communicated accordingly.
andimann schrieb:
If you are willing to accept financial compensation: consider how much reimbursement you would need in order to be satisfied for the next 40 years.
€500 (about $530) compensation is quickly forgotten, but you will be looking at those windows that are too low for the rest of your life.
Best regards,
Andreas Also correct. But I don’t think this is (just) about a symbolic €500 (about $530).
That’s why my initial question was who can give a reasonably precise answer.
The key question is: what does the renovation or defect correction cost the general contractor?
H
Hausbau2k1610 Oct 2016 13:16sven0924 schrieb:
If it already bothers you now, you probably won’t be happy with a compensation payment either. So far, I have not expressed any judgment; my main concern is the question I asked.
sven0924 schrieb:
You will obviously see the defect every day. A correction is definitely possible. Both yes, but this still does not answer my original question.
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