Hello everyone,
You probably can’t make this decision for me, but I still want to ask and hear your opinions. I want to emphasize that this is not about the additional costs involved with hiring a building inspector / construction expert!
We have signed a planning contract with a local general contractor and have started selecting the fittings for the kitchen and bathroom. The building permit / planning permission has been approved, and the general contractor has asked if we are ready to sign the construction contract. I have postponed this for now, as we are still waiting for the financing agreement from the bank. Our relationship with the general contractor is very good, and they are helping us in every way. The general contractor’s standard package is good and they only use quality materials. The contractor is well-known in the region, highly praised, and honestly has a reputation to uphold if mistakes occur. The contractor has its own construction team that handles the shell construction and roof work. For the remaining trades, the same local specialist companies are always hired.
So I’m wondering whether it’s really necessary for us to have a building inspector / construction expert involved. For a large homebuilding chain, I wouldn’t hesitate to hire one, but since this is a local company and they work only with local subcontractors, I have my doubts.
What do you think?
You probably can’t make this decision for me, but I still want to ask and hear your opinions. I want to emphasize that this is not about the additional costs involved with hiring a building inspector / construction expert!
We have signed a planning contract with a local general contractor and have started selecting the fittings for the kitchen and bathroom. The building permit / planning permission has been approved, and the general contractor has asked if we are ready to sign the construction contract. I have postponed this for now, as we are still waiting for the financing agreement from the bank. Our relationship with the general contractor is very good, and they are helping us in every way. The general contractor’s standard package is good and they only use quality materials. The contractor is well-known in the region, highly praised, and honestly has a reputation to uphold if mistakes occur. The contractor has its own construction team that handles the shell construction and roof work. For the remaining trades, the same local specialist companies are always hired.
So I’m wondering whether it’s really necessary for us to have a building inspector / construction expert involved. For a large homebuilding chain, I wouldn’t hesitate to hire one, but since this is a local company and they work only with local subcontractors, I have my doubts.
What do you think?
W
WilderSueden30 Mar 2023 09:49neo-sciliar schrieb:
- I have a 5-year warranty. Anything that hasn’t been noticed within that time is not considered a "defect."Here are a few examples where that attitude can really backfire:- Base plaster waterproofing: If it is done very poorly and the drainage strip is also faulty, you will have problems within 2-3 years. If the base plaster waterproofing is poorly done but the drainage strip is fine, it might take a few more years, and by then your warranty period is over.
- Earthquake safety: Collapsing houses are rare in Germany, but with poor mortar work and cross cuts in masonry, you might get cracks in the walls after the next strong earthquake. Whether that happens within 5 years is uncertain…
- Waterproofing in bathrooms: Floor-level showers are quite popular at the moment. If the waterproofing is not done correctly, you will eventually have water damage in the bathroom. However, this often takes more than 5 years to appear.
Of course, the site manager should watch out for these issues. But some site managers are like butterflies. You only find out which type you have once the defects start popping up all around you. And even if the defect repairs are covered by the general contractor during the warranty period, in the end you are the one dealing with the mess and hassle. For example, to fix the base plaster waterproofing, you might have to tear up your beautiful new terrace again, and the mini excavator will drive across your freshly landscaped garden.
N
neo-sciliar30 Mar 2023 10:05WilderSueden schrieb:
Here are a few examples where your approach can backfire:
- Base plaster waterproofing: If it is done very poorly and the drainage strip is also bad, you’ll have problems within 2–3 years. If the plastering is poor but the drainage strip is fine, it will take a few years longer and by then your warranty period will have expired.
- Earthquake safety: Collapsing buildings are quite rare in Germany, but with poor mortar work and cross-cut joints, you might still end up with cracks in the walls after the next stronger earthquake. Whether this happens within 5 years or not…
- Bathroom waterproofing: Level-access showers are currently very popular. If their waterproofing isn’t done correctly, eventually you will have water damage in the bathroom. However, this often takes more than 5 years to occur.
Of course, the site manager should pay attention to these details. But some site managers are like "butterflies." Which category your site manager falls into you only find out once the defects come to light. And even if defect repairs during the warranty period are covered by the general contractor, in the end you will have the mess and the hassle. For example, you might have to tear up the nice new terrace again for the base plaster waterproofing, and the mini excavator will have to drive through your newly landscaped garden. Hi,
all clear so far. How can a layperson tell if the "butterfly" is in the site manager, the expert inspector, both, or neither? The truth is, they can’t tell at all.
The damages you described (except for earthquakes) are covered by our home insurance. Including hotel costs if the mess is too bad.
And I’m not saying that savings contracts for building finance are “worthless.”
The only argument I can understand for not getting a building savings contract is if the general contractor is a relative. However, my neighbor had a complete disaster because of that. Among other things, a gable wall collapsed.
I might accept it a bit more if you are working with an architect who is also responsible for construction management. But even then, there can be collusion if the architect works with subcontractors they have known for decades. In that case, you would always have to choose subcontractors against the architect’s recommendations, and whether that keeps them fully satisfied is another question...
I might accept it a bit more if you are working with an architect who is also responsible for construction management. But even then, there can be collusion if the architect works with subcontractors they have known for decades. In that case, you would always have to choose subcontractors against the architect’s recommendations, and whether that keeps them fully satisfied is another question...
W
WilderSueden30 Mar 2023 10:53neo-sciliar schrieb:
All clear now. How can a layperson tell whether the “citron butterfly” is with the construction manager, the expert, both, or neither? Right, they can’t tell at all. Of course, the expert must actually be an expert. But I can choose my expert. For example, my expert is listed as a certified expert with the Association of Private Homeowners. I cannot choose the construction manager. And even if the general contractor currently has a very good construction manager, that person could fall off scaffolding tomorrow, quit, etc., and then someone else takes over. Aside from that, the construction manager always faces a conflict of interest. Their boss’s goal is to achieve a solution that passes inspection as cheaply as possible. The client's goal is to get the best solution that still fits within the budget. Often, there are different ways to make the same problem pass inspection. This especially applies when it comes to shifting additional work onto other trades that the client manages or executes themselves. That is why it is important to have someone who represents only your own interests. After all, you should trust the one who pays your wages.
A
Allthewayup30 Mar 2023 21:14Gerddieter schrieb:
I can only recommend it.
Your general contractor sounds like mine. Your general contractors sound like mine.
What can I say: We had to hire an expert right in the middle of the process. Almost nothing but problems... basement, roof, and now windows...
I would NEVER start building a house again without an expert involved. Our current expert also follows the motto: "Be a star, keep a low profile," but at least there is now someone who discusses things at eye level around the table.
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