ᐅ Separate contracting for windows and roller shutters – the hardware manufacturer is blocking progress!

Created on: 16 Dec 2022 00:02
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DominicHannove
We are building with a local general contractor (GC).
When signing the contract with the GC (it had to be done quickly on our side due to the bank’s requirements), we secured a contractual agreement allowing us to remove individual trades from the contract or add items without additional costs up until the building permit / planning permission submission.

Over the past few weeks, we have used this time to obtain comparative quotes.

The only trade we would like to remove are the overpriced electric aluminum roller shutters (9 units for almost €15,000). Since we cannot / are not allowed to remove them individually, we would have to cancel the entire package (windows, roller shutters, exterior doors, and exterior window sills).
The refund for this would be:
€16,600 base price for windows and doors
+ €2,650 (foil-coated windows)
+ €480 (mullion profiles)
+ €2,020 (side entrance door)
+ €8,660 (roller shutter installation)
+ €4,070 (electric roller shutter drives)
+ €2,580 (aluminum roller shutters)
= total reimbursement of €37,060

Based on the scaled plans, we obtained comparative offers and received a very good quote:
Price for everything around €34,000 (with the following added benefits compared to the GC’s offer:
- 14/14 roller shutters instead of 9/14 roller shutters,
- sliding lift-and-slide door instead of standard patio doors,
- app control for the roller shutters instead of no app control.

Everything else is included.

However, these would be Salamander windows (separate contract) instead of Rehau windows (GC). Since the U-value is at least equivalent and I can’t find anything negative about these windows, we don’t mind.

Now our problem:
Our GC, despite multiple requests, will not provide a detailed specification (bill of quantities) for the windows and also refuses to give us the exact dimensions.
Their explanation is that the GC sends the building permit / planning permission plans to the trades (window manufacturers), who then submit their quotes. All openings are dimensioned in these plans. The process wouldn’t be changed just for our request.

However, we must decide whether or not to award the window contract separately before the building permit / planning permission submission.

Is this procedure normal?

Another concern for us is that the GC says that we could potentially lose the construction time guarantee and fixed price guarantee if our own work causes delays in the construction schedule, which is somewhat understandable.
It’s now December, and construction is planned to start in March 2023 (the building permit / planning permission should presumably be submitted this year).
Is there definitely enough time for the window manufacturer to have the windows ready on time to avoid delays?
What are typical delivery times?
Does anyone have experience with this?

Small additional question:
We have a quote for a photovoltaic system. The supplier advises us to remove the photovoltaic preparation from the GC’s contract because it is very expensive at about €1,900. They recommend approaching the construction workers directly to see if they can install an empty conduit for a few euros. They also said that nowadays, new builds usually have an enlarged electrical panel / breaker box, or you should talk directly to the electrician if needed.
The photovoltaic supplier would, in any case, always find a way to get the cables into the utility room and connect the system.
What do you think?

I would appreciate any help!
11ant16 Dec 2022 23:23
i_b_n_a_n schrieb:

In his unmistakable way, @11ant wanted to make it clear to you: definitely don’t do that. It will end in a catastrophe, including financial disaster! PERIOD.

Wow, what a blunt summary ;-)
guckuck2 schrieb:

I should add that this year it has become popular to order windows according to the plan, not by exact measurements, because window delivery times were (or are?) around 9-12 weeks. Compressed sealing tape and foam will fix it ...

Neither compressed sealing tape nor foam are intended or suitable to fix any kind of excessive tolerance misuse!
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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guckuck2
16 Dec 2022 23:35
11ant schrieb:

Neither compression tape nor foam is designed or suitable to compensate for any excessive misuse of tolerances!
The ellipsis was meant for you ;-) I hope your blood pressure is still under control.
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ypg
16 Dec 2022 23:58
Is it still being produced in advance as a "standard"?
I don’t understand anyone who haggles over 10% and opts for a third-party supplier.
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HilfeHilfe
17 Dec 2022 07:14
As mentioned, you negotiate with the general contractor (GC), present the offer, and try to negotiate some concessions from the other bid.

Furthermore, you never have a guarantee that the other window installer will show up and not demand additional charges or fail to meet the schedule due to a lack of skilled workers, illness, etc.

I would always favor the GC and try to negotiate a better deal.
11ant17 Dec 2022 12:05
ypg schrieb:

Is production still done in advance using a "standard" process?
No stock production, but batch production for large buyers such as home improvement chains. @Nordlys, if I remember correctly, used 110mm (4.3 inches) standard windows from home improvement stores.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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DominicHannove
17 Dec 2022 16:38
Do I understand this correctly?

Despite saving around €3000 (approximately $3200) and having an additional value of a lift-and-slide door worth about €2500 (approximately $2700), plus 5 extra electric roller shutters and extras like a mullion and app control—in total, this amounts to an effective price difference of about €10,000 (approximately $10,700), or 30%—should we better keep the window and roller shutter work with the main contractor?

Reason: There will only be problems (coordination, timelines, warranty, etc.)

You would:
- rather talk to the main contractor again and try to negotiate (free) extras
- send over the offer (which I have already done)
- suggest that the main contractor could use a “cheaper” profile, for example, from Gealan, Salamander, or Veka
- possibly retrofit the electric control of the roller shutters yourself (but then the shutter strap would always be visibly open, right? If I were to order it electrically installed directly, only the control elements and not the straps would be visible. Or am I making a huge mistake here?!

We will not be setting up a complete smart home, so we don’t have a planner we can rely on for this.

Thanks to everyone for all the replies.