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.
Hausbau2k16 schrieb:
The kitchen can still be changed; that’s not really a problem So, the countertop 20cm (8 inches) deeper? I don’t consider that an acceptable option.
T
toxicmolotof10 Oct 2016 13:59Pictures are worth more than a thousand words...
Hausbau2k16 schrieb:
Hello. This is not about floor-to-ceiling window units, but about 4 completely standard windows whose lintel was installed at the wrong height.If only the lintel is wrong, then the windows shouldn’t have fit. If both the lintel and the window sill are wrong, then that’s a double mistake. I don’t understand that.
I would also be interested in photos of the exterior view!
Whether the error can be accepted with compensation or if the defect is obvious.
Regards
B
Bauexperte10 Oct 2016 14:05Hausbau2k16 schrieb:
Correctly identified. The lintel height is incorrect, which results in the parapet being too low. The kitchen could still be changed, which isn’t really a problem. The exterior facade, windows, electrical work, and interior plaster in Q3 have already been completed. I don’t see the kitchen as a problem. In our case (development), it couldn’t be done differently – due to the conditions of an older building; nowadays, I actually appreciate this break, both visually and as a workspace.
I see your main issue as the local building authority opposing you—not by denying approval, but by requiring financial compensation—regarding the parapet height in the gable. If it falls below about 80/90 cm (31/35 inches), objections might arise based on the commentary. An alternative could be French balconies as a substitute for the missing fall protection.
Contrary to @Musketier’s assumption, I won’t give you a figure off the cuff; I don’t know your specific circumstances nor can I assess your limitations. What is clear to me is that your contracting partner must cover the costs of revising the kitchen layout. Apart from the parapet height restriction in the gable windows—where your contractor should also bear the cost of window grilles—the rest is a matter of aesthetics. From what I can gather from your limited posts, it doesn’t really limit you. On the contrary, it might even enhance the visual appeal.
Regards, Bauexperte
Bauexperte schrieb:
I don’t see the kitchen as a problem. In our (complex) it couldn’t be done differently – conditions of an older building; today, I actually appreciate this interruption, both visually and as a work surface. That would really be good for the cooktop. 20cm (8 inches) might be a bit much. But in the end, it depends on the overall impression and the current planning. However, if the main countertop is planned there, that is no longer acceptable if it couldn’t be arranged differently.
But as always: nothing is certain. So: more information, please.
B
Bieber081510 Oct 2016 14:34ypg schrieb:
If only the lintel is wrong, then the windows couldn't have fit.Why? The window installer comes during the shell construction phase, takes measurements, and then manufactures the windows. So their windows fit.Similar topics