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
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
Y
yvimarkus16 Jan 2019 13:13The former construction manager doesn’t know either. The exact cause of the problem cannot be pinpointed.
What type of material can I use to address this?
What type of material can I use to address this?
yvimarkus schrieb:
What kind of material can I use for this?You can only answer that once the source of the problem has been identified.
Plaster leaking -> replaster
Window sill leaking -> new window sill? Different or new flashing screws? ...
Temporary sealing -> acrylic
Permanently sealing building connections on the exterior -> polyurethane sealant that is approved for the adjacent materials (wood, plaster, metal...). For example, available in various colors from the yellow/red brands in Baar, Switzerland.
However, until you know where the moisture is coming from and what damage may have occurred inside the wall, all of this is just patchwork.
C
Caspar202016 Jan 2019 13:41yvimarkus schrieb:
Expert assessor?A start, at least.
yvimarkus schrieb:
Even the former site manager doesn't know. The fault cannot be precisely pinpointed.Well, someone must have thought about why the structural design needed to be changed.
And a site manager isn't necessarily an expert themselves.
yvimarkus schrieb:
I won’t mention the name yet... more on that shortly.That doesn’t matter anyway.
yvimarkus schrieb:
He also advised us to write to the managing director and threaten to go public with the situation.yvimarkus schrieb:
So we did just that. We sent a fairly polite email and promptly received a reply. I was informed that we would receive a written offer, but if I took the matter public, they would take legal action and refuse to carry out any repairs on the house.Okay! You didn’t threaten, but you must have mentioned going public, since the company wouldn’t think of that on their own.
yvimarkus schrieb:
The site manager has since resigned! That says it all.No, it doesn’t say anything. Job changes happen in this industry all the time.
Defects are not notified by email but by registered mail.
However, you are no longer in a position to notify the company about defects.
Did you still have the site manager’s phone number saved so you could have contacted him? Or do you have a 10-year warranty?
Otherwise, after 8 years you are now in the position of an owner of an aging house who looks up a specialist in the phone directory to handle the renovation. You already have information about the causes of the moisture.
Especially if the company built according to the state of the art at the time.
Of course, if you want to make a big fuss, then go to your local newspaper... but that can also be costly if it involves defamation.
There might be an issue with latent or hidden defects, which can probably only be resolved through a lawyer. I would start with just one window and have it opened and inspected by a regular local company.
This could also provide the right basis to take action against the prefabricated building company.
This could also provide the right basis to take action against the prefabricated building company.
C
Caspar202016 Jan 2019 18:58Knöpfchen schrieb:
There might be something possible regarding concealed or hidden defects, but it can probably only be clarified through a lawyer.But after 8 years? Well, that requires a lot of perseverance; especially since it has to be intentional fraud or severe intentional fraud, and proving that?
I would have an expert take a look first; and then, as a next step, have 1-2 windows treated accordingly by a local tradesperson.
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