ᐅ Prefabricated house leaking. We feel deceived.

Hello everyone.

I am reaching out to this forum because, as a family and homeowners, we are currently facing a huge problem.
About 8 years ago, we moved into our newly built prefabricated house from a fairly well-known company. I won’t mention the name yet... I’ll explain why shortly.
We chose this company because when we visited a prefab house center, we had a great feeling. The planning, construction, and everything else went very smoothly. We never had any issues.
Last February, my wife noticed small brown spots on the exterior wall around a window frame. At first, we didn’t think much of it until I read online that it might be moisture. I then called our construction manager from back then and explained the situation. He came right away with a moisture meter and confirmed the damp areas. He also admitted that the problem was known and that during a certain production period, leaks could occur. They still don’t know exactly where the moisture is coming from, but it has something to do with the connection between the window, the window sill (aluminum), and the roller shutter box. However, this problem has since been resolved in the design, and now only stone window sills are installed. He also advised us to write to the managing director and threaten to make the issue public. The construction manager has since quit! That says a lot already. But action speaks louder than words. We sent a relatively polite email and promptly received a reply. I was informed that we would receive a written offer, and if I were to take the issue public, they would initiate legal action and refuse to carry out any repairs on the house.
Then came the shock in the mail. The repair would cost €20,000. The entire side of the house would be redone—5 new window sills, removal of all windows... They also pointed out that the repair would be visible since there would logically be aluminum sills on three sides of the house and stone sills on one side. The side will be replastered and repainted, which will also be noticeable. Additionally, any damage to the garden will not be covered.
So my question is: What would you do? We do not have legal protection insurance. The construction manager said a lawyer would have no chance because this was the standard technology at the time. Others have already tried before us.
I have even considered sealing every joint and corner with silicone.

Now you understand why I hesitate to name the company.

Best regards

Just a thought:
After 8 years, the usual warranty period (VOB, Building Code) is long expired. Whether there are extended guarantees is something only you would know.

The points mentioned by the managing director (different opinions, garden restoration, etc.) also need to be agreed upon and paid for separately with other contractors. That should be clear to you.

Just as a calculation: Shortly after moving in, I had minor storm damage to a roller shutter. A few slats were pushed out of the track. This would, in principle, be covered by the building insurance. The house provider estimated the total cost at around €600 (approximately $650): €200 (about $215) for materials plus labor for replacement, €400 (about $430) for travel to and from a 350 km (220 miles) one-way trip. A local roller shutter specialist with the same qualifications and quality quoted €250 (about $270) total (materials €200, labor included, travel 15 km (9 miles)).

Just an idea. You will most likely find a painter and a reliable window specialist nearby. Prefabricated house companies are, of course, happy to do such repairs, but their cost structures are very different and definitely not calculated for these kinds of jobs.

Just a quick question: How would you react if a customer approached you and said, "I have a damage that you need to fix (eight years after purchase). Oh, and if you don’t, I’ll badmouth you to the press." What kind of concession would you expect with that kind of heavy-handed approach? I (and you probably too) would completely shut down as a company, because I wouldn’t want to deal with extortion.

nordanney schrieb:
What kind of concession are you hoping to achieve with the heavy-handed approach?

I fully agree; in my opinion, this approach has not done you any favors.

yvimarkus schrieb:
The construction manager has since resigned!

Therefore, both the recommendation to threaten with the press and the "admission" that there might be a systemic problem should rather be seen as "kicking while down."

yvimarkus schrieb:
About 8 years ago we moved into our newly built prefabricated house

In the end, you have to prove that a defect was already present at handover. However, this means you have to advance costs (expert reports, possibly attorney and court fees) and have the cause of the damp wall determined; all with an uncertain outcome.

Maybe that came across the wrong way. We did not threaten him. But how would you proceed now? Expert? Try sealing it ourselves? Hire another company?

If you have such a good connection with the (former) site manager, first ask for a detailed explanation of where the structural error occurred. Then take it from there (window installer, plasterer).

Sealing it yourself? You need to know your way around the craft. But please do not use silicone for that, as it does not belong there.