Hello dear forum community,
We are currently building a detached house with a regional solid construction company.
We are just about to have the screed installed. Problem: we live 400 km (250 miles) away from the construction site.
Now some issues have come up that are not really being addressed.
1) As requested and shown in the execution plan, we wanted a dormer. Instead, we received a cross gable.
The construction company is now apparently trying to get the cross gable retroactively approved, but this was absolutely not what we wanted. Because the house is built on a slope, the cross gable makes it look even more like a block.
For the construction company, it seems that once the approval is obtained, the matter is settled.
2) Again about this dormer/gable:
The rafter at the top of the dormer was delivered too short. Because of this, it does not rest on the perpendicular wall below it, but a kind of concrete column was poured instead, on which a beam rests, which in turn supports the rafter. However, about 1 m (3 feet) further, there is the bedroom door, and now the concrete column stands exactly in the walking path.
3) We are building with a ventilation system. The ventilation outlets in the attic are not shown in the execution plans because they are supposed to be installed in the floor (at least, that's what we were told). However, the walls planned by the architect, which are 17.5 cm (7 inches) thick, seem to be too thin for the ventilation pipes and exhaust outlets. Only the supply air goes into the floor. Therefore, drywall boxes have to be installed along the walls everywhere to cover these pipes.
These are the three things that bother me the most. Do I really have to just accept it “as is”? Allegedly it’s “not a big deal,” but it bothers me quite a bit.
How is this usually handled in such cases?
Thank you!
Best regards and have a nice evening.
Raffaderalte
We are currently building a detached house with a regional solid construction company.
We are just about to have the screed installed. Problem: we live 400 km (250 miles) away from the construction site.
Now some issues have come up that are not really being addressed.
1) As requested and shown in the execution plan, we wanted a dormer. Instead, we received a cross gable.
The construction company is now apparently trying to get the cross gable retroactively approved, but this was absolutely not what we wanted. Because the house is built on a slope, the cross gable makes it look even more like a block.
For the construction company, it seems that once the approval is obtained, the matter is settled.
2) Again about this dormer/gable:
The rafter at the top of the dormer was delivered too short. Because of this, it does not rest on the perpendicular wall below it, but a kind of concrete column was poured instead, on which a beam rests, which in turn supports the rafter. However, about 1 m (3 feet) further, there is the bedroom door, and now the concrete column stands exactly in the walking path.
3) We are building with a ventilation system. The ventilation outlets in the attic are not shown in the execution plans because they are supposed to be installed in the floor (at least, that's what we were told). However, the walls planned by the architect, which are 17.5 cm (7 inches) thick, seem to be too thin for the ventilation pipes and exhaust outlets. Only the supply air goes into the floor. Therefore, drywall boxes have to be installed along the walls everywhere to cover these pipes.
These are the three things that bother me the most. Do I really have to just accept it “as is”? Allegedly it’s “not a big deal,” but it bothers me quite a bit.
How is this usually handled in such cases?
Thank you!
Best regards and have a nice evening.
Raffaderalte
N
Neubau20221 May 2022 07:38HilfeHilfe schrieb:
Is the construction manager employed by your home builder?
Did you not hire an external professional?I don’t assume so, otherwise these questions wouldn’t arise. People spend at least €500,000 (around $540,000) on their house but try to save 3,000–5,000 € (3,200–5,400 $) on an external construction manager...
Neubau2022 schrieb:
I don’t expect that; otherwise, these questions wouldn’t come up. People spend at least €500,000 (about $540,000) on their house but then save €3,000 to €5,000 (about $3,200 to $5,400) on an external construction manager... In my experience, this is usually the result of stretching the budget for the dream property. So they prefer to save on the external construction manager rather than on the children’s bathroom, the pantry, or the walk-in closet...
Hi,
Yes, exactly that—what else? Sorry, if I understand correctly, you ordered car type A in blue, but the dealer didn’t have it available and messed up the order with the manufacturer. So now they just hand you car type B in red and you accept that?!?
I want customers like that too...!
Seriously, how is it possible that you didn’t intervene earlier? You let them happily finish the roof? It’s going to be quite challenging to get that changed now. If you have already made partial payments in the meantime, it will probably be seen as acceptance in the end.
The issue with the column blocking the walkway right in front of the door is another shocker. That’s likely unacceptable for fire safety reasons alone. There must be no obstacles directly in front of doors.
Building a house only works with supervision, supervision, and more supervision! Ideally daily, with camera monitoring and a loaded shotgun…
The general contractor is not your friend but your opponent! And that’s not meant negatively—it’s just the natural business situation. They don’t want to do you any favors or marry you. They simply want to fulfill their part of the contract with the least effort. Up to a point, that is totally fine and can even make for a fair and cooperative business relationship, but here it seems to have gotten completely out of hand.
If they already dare do things like this, I don’t even want to imagine what else they have cut corners, changed, or messed up that you won’t see later—like the routing of underfloor heating, electrical wiring, and so on.
Your information is quite limited, but based on gut feeling, my advice is to get in the car TOMORROW MORNING, arrange for an expert on the way there, and be on site by noon to stop everything further. No matter what it costs or how much effort it requires from you. If you do nothing, it will get much worse and more expensive…
Good luck and safe travels,
Andreas
Raffaderalte schrieb:
But what to do? Tear down the entire gable again? The roof is already covered.
Yes, exactly that—what else? Sorry, if I understand correctly, you ordered car type A in blue, but the dealer didn’t have it available and messed up the order with the manufacturer. So now they just hand you car type B in red and you accept that?!?
I want customers like that too...!
Seriously, how is it possible that you didn’t intervene earlier? You let them happily finish the roof? It’s going to be quite challenging to get that changed now. If you have already made partial payments in the meantime, it will probably be seen as acceptance in the end.
The issue with the column blocking the walkway right in front of the door is another shocker. That’s likely unacceptable for fire safety reasons alone. There must be no obstacles directly in front of doors.
Building a house only works with supervision, supervision, and more supervision! Ideally daily, with camera monitoring and a loaded shotgun…
The general contractor is not your friend but your opponent! And that’s not meant negatively—it’s just the natural business situation. They don’t want to do you any favors or marry you. They simply want to fulfill their part of the contract with the least effort. Up to a point, that is totally fine and can even make for a fair and cooperative business relationship, but here it seems to have gotten completely out of hand.
If they already dare do things like this, I don’t even want to imagine what else they have cut corners, changed, or messed up that you won’t see later—like the routing of underfloor heating, electrical wiring, and so on.
Your information is quite limited, but based on gut feeling, my advice is to get in the car TOMORROW MORNING, arrange for an expert on the way there, and be on site by noon to stop everything further. No matter what it costs or how much effort it requires from you. If you do nothing, it will get much worse and more expensive…
Good luck and safe travels,
Andreas
Of course, this is really bad! But we have to assess it neutrally! Who did what and who didn’t.
More on this further down…
He is neither a friend nor an enemy; he is a business partner you chose yourself.
It should be in normal circumstances. “Can” rather implies it is unlikely.
… Who did what and who didn’t?! The GC really messed up! However, I do not read that he concealed or covered anything up. Mistakes aren’t nice but they can happen. “And then the building permit is amended and the dormer is re-approved.”
And what happened in between? What did the client do? _We just don’t know that._
We readers must assume that the client silently tolerated it. Probably even accepted it.
Well, where do you stand here in this scenario as the client? Either you speak up early or stay silent forever.
It reads as if none of this was uncovered just yesterday.
For what reason, if the client raises no objection to the GC?
Well, it’s your choice to address that. Your house, your money. Your order!
No, but by remaining silent and doing nothing you risk losing your rights.
Surely, the fine print states that you must inspect the delivery, work, and service promptly or within 14 days and report any complaints or defects within that period.
That is the law, unfortunately.
Go to a lawyer, but I think even they can only advise negotiating a settlement.
More on this further down…
andimann schrieb:
The general contractor (GC) is not your friend but your opponent!
He is neither a friend nor an enemy; he is a business partner you chose yourself.
andimann schrieb:
It can be a fair and cooperative business relationship,
It should be in normal circumstances. “Can” rather implies it is unlikely.
andimann schrieb:
If he already dares to do such things, I don’t even want to know what else he has saved on, changed, or messed up that you won’t notice later. Like underfloor heating layout, electrical wiring, just to name a few examples.
… Who did what and who didn’t?! The GC really messed up! However, I do not read that he concealed or covered anything up. Mistakes aren’t nice but they can happen. “And then the building permit is amended and the dormer is re-approved.”
And what happened in between? What did the client do? _We just don’t know that._
We readers must assume that the client silently tolerated it. Probably even accepted it.
Raffaderalte schrieb:
For the construction company, the re-approval probably settles the issue.
Well, where do you stand here in this scenario as the client? Either you speak up early or stay silent forever.
It reads as if none of this was uncovered just yesterday.
andimann schrieb:
First, to stop everything else.
For what reason, if the client raises no objection to the GC?
Raffaderalte schrieb:
Now some inconsistencies have come up that are not really being addressed.
Well, it’s your choice to address that. Your house, your money. Your order!
Raffaderalte schrieb:
Do I really have to just accept this “as is”?
No, but by remaining silent and doing nothing you risk losing your rights.
Surely, the fine print states that you must inspect the delivery, work, and service promptly or within 14 days and report any complaints or defects within that period.
That is the law, unfortunately.
Go to a lawyer, but I think even they can only advise negotiating a settlement.
ypg schrieb:
No, but by remaining silent and doing nothing, you forfeit your rights.
Certainly, the fine print usually states that you must inspect the delivery, work, or service immediately or within 14 days, and report any complaints or defects within that period.
That’s the law, as unfortunate as it may be.
You can consult a lawyer, but I believe even they would likely advise negotiating a settlement. Before you see a lawyer, write down today(!) a detailed timeline of exactly what happened, especially when you became aware of the defects, whether you have already paid for those trades, and what communication has taken place.
Here is a creative suggestion:
Call your local authority yourself and make sure the change is not approved. But be careful, this will not improve your relationship with the general contractor.
R
Raffaderalte23 May 2022 21:14I’m checking in again.
I didn’t have the energy to justify myself before. We are building 4 hours away by car. Daily supervision or anything like that is not possible. The roof frame was already paid for because, according to the neighbor, the roof frame was already in place.
There is only a final inspection, no interim inspections. So far, nothing has been approved. As soon as I realized that the roof frame was not correct, I informed the construction company. The construction company still does not consider this a serious issue.
You say that, no matter what time-related consequences this has for us, we should stop the construction. For every further delay, we pay 1,500 euros in rent and approximately 1,000 euros in standby interest in addition to the regular interest and the full repayment of the KfW loan. I cannot simply ignore an additional monthly burden of 2,500 euros.
To recap chronologically regarding the roof frame:
- Invoice for the roof frame arrives, but the roof frame is not even there yet
- Informed the construction company that payment would not be made because the roof frame was missing. No response from the construction company
- Neighbor reports that the roof frame is up and sends pictures. We pay the invoice.
- We go to the house and notice that there is no dormer.
- Email to the construction company and call to the site manager. The site manager obviously does not know the difference between a gable and a dormer but says he will take care of it.
- Construction company is on company vacation, so no response.
- We push for an appointment with the site manager.
- The site manager says there will be a retroactive approval.
- The retroactive approval is still pending.
There is also no fine print in our contract.
I didn’t have the energy to justify myself before. We are building 4 hours away by car. Daily supervision or anything like that is not possible. The roof frame was already paid for because, according to the neighbor, the roof frame was already in place.
There is only a final inspection, no interim inspections. So far, nothing has been approved. As soon as I realized that the roof frame was not correct, I informed the construction company. The construction company still does not consider this a serious issue.
You say that, no matter what time-related consequences this has for us, we should stop the construction. For every further delay, we pay 1,500 euros in rent and approximately 1,000 euros in standby interest in addition to the regular interest and the full repayment of the KfW loan. I cannot simply ignore an additional monthly burden of 2,500 euros.
To recap chronologically regarding the roof frame:
- Invoice for the roof frame arrives, but the roof frame is not even there yet
- Informed the construction company that payment would not be made because the roof frame was missing. No response from the construction company
- Neighbor reports that the roof frame is up and sends pictures. We pay the invoice.
- We go to the house and notice that there is no dormer.
- Email to the construction company and call to the site manager. The site manager obviously does not know the difference between a gable and a dormer but says he will take care of it.
- Construction company is on company vacation, so no response.
- We push for an appointment with the site manager.
- The site manager says there will be a retroactive approval.
- The retroactive approval is still pending.
There is also no fine print in our contract.
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