ᐅ Construction defects – Condominium – Is a price reduction possible? How much?
Created on: 21 Aug 2014 16:48
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baubert333B
baubert33321 Aug 2014 16:48The situation is as follows:
* Purchase and construction of a new 4-room approximately 90 sqm (970 sq ft) condominium from a developer
* Construction went quite well, and communication with the developer was good
* For example, completion was delayed by 8 weeks; the developer communicated this 6 months in advance and was willing without any issues to accept a price reduction equivalent to 2 months’ rent, etc.
* All local tradesmen were used, some of whom I had already hired for my own house
* The developer is a well-known local company, actively involved in clubs (also personally), with a good reputation, considered a “Mercedes” brand, so somewhat more expensive, which I was aware of and willing to pay for
At handover, the following defects were noted:
1) Some sockets in the hallway and storage room are not on the circuit breaker for the hallway/storage room but instead on the living room’s circuit breaker. I have checked the situation and I am 100% sure that this cannot be fixed without major work. Breaking up the floor or walls to fix this is out of the question for me. The electrician’s assessment is still pending (he is currently on vacation), but I am confident it cannot be resolved.
2) The building specification states “underfloor heating with a thermostat in every room” (I don't remember the exact wording). Now we have discovered that the guest WC does not have a separate underfloor heating system but shares it with the hallway.
Both points are included in the handover report, and the site manager who carried out the handover did not object strongly. We agreed that I would discuss the next steps with his supervisor.
Neither issue is a major problem, but I do not want to accept everything without question. Plus, what is stated in the building specification should be delivered.
I am not keen on insisting on correction of these defects, as both would require major work. Also, the tenant might move in later or reduce rent, adding more stress. I assume the developer sees it similarly, as they want their final payment and then to be done.
Can I expect that these two points will lead to a reduction in the purchase price?
How much could such a reduction reasonably be?
Or is it absolutely necessary to involve an independent expert? I am reluctant to do that as it means additional time, effort, cost, and surely stress with the developer. So far, the developer has been cooperative. Therefore, I assume they will agree to a price reduction.
What do the experts say?
* Purchase and construction of a new 4-room approximately 90 sqm (970 sq ft) condominium from a developer
* Construction went quite well, and communication with the developer was good
* For example, completion was delayed by 8 weeks; the developer communicated this 6 months in advance and was willing without any issues to accept a price reduction equivalent to 2 months’ rent, etc.
* All local tradesmen were used, some of whom I had already hired for my own house
* The developer is a well-known local company, actively involved in clubs (also personally), with a good reputation, considered a “Mercedes” brand, so somewhat more expensive, which I was aware of and willing to pay for
At handover, the following defects were noted:
1) Some sockets in the hallway and storage room are not on the circuit breaker for the hallway/storage room but instead on the living room’s circuit breaker. I have checked the situation and I am 100% sure that this cannot be fixed without major work. Breaking up the floor or walls to fix this is out of the question for me. The electrician’s assessment is still pending (he is currently on vacation), but I am confident it cannot be resolved.
2) The building specification states “underfloor heating with a thermostat in every room” (I don't remember the exact wording). Now we have discovered that the guest WC does not have a separate underfloor heating system but shares it with the hallway.
Both points are included in the handover report, and the site manager who carried out the handover did not object strongly. We agreed that I would discuss the next steps with his supervisor.
Neither issue is a major problem, but I do not want to accept everything without question. Plus, what is stated in the building specification should be delivered.
I am not keen on insisting on correction of these defects, as both would require major work. Also, the tenant might move in later or reduce rent, adding more stress. I assume the developer sees it similarly, as they want their final payment and then to be done.
Can I expect that these two points will lead to a reduction in the purchase price?
How much could such a reduction reasonably be?
Or is it absolutely necessary to involve an independent expert? I am reluctant to do that as it means additional time, effort, cost, and surely stress with the developer. So far, the developer has been cooperative. Therefore, I assume they will agree to a price reduction.
What do the experts say?
N
nordanney21 Aug 2014 17:02baubert333 schrieb:
1) Some outlets in the hallway and storage room are not on the hallway/storage room circuit breaker but on the living room circuit breaker; I have checked the situation and I am 100% sure this cannot be fixed without major work. Opening up the floor or wall to fix this is not an option for me. The electrician’s evaluation is still pending (he is currently on vacation) but I am confident that it cannot be corrected.
2) The construction description states “underfloor heating with thermostat in every room” (I don’t recall the exact wording). Now we realize that the guest toilet does not have a separate underfloor heating circuit but is connected with the hallway. Regarding point 1: Incorrect wiring in the electrical panel? It’s best to discuss this with the electrician first.
Regarding point 2: Since when is there a thermostat in a guest toilet? I have never seen that in a house (and honestly don’t see why it would be necessary), so I don’t consider it a defect.
Conclusion from a non-expert: You might get a small amount of compensation as a “diminution in value” (if there are deviations from the scope of work), but I don’t see a real loss in value here.
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toxicmolotof21 Aug 2014 19:39In the other forum, you have already received comments that get straight to the point. I wouldn’t make a fuss about it either.
nordanney schrieb:
Regarding point 2: Since when is there a thermostat in the guest toilet? I have never seen that in a house (and I don’t see the point), so I don’t consider it a defect either.
.In my house. The hallway is often heated, but the guest toilet is not.
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HilfeHilfe22 Aug 2014 07:38I don’t understand this thread. They are building with a "Mercedes." Construction is TOP quality, communication is TOP, and Mercedes is even paying two months' cold rent. And now people are starting to spin conspiracy theories about how to get 600 €.
Just wait and see what the site manager says. It might be resolved without any problems. You can also tell him that you don’t want a huge hassle, just a financial solution.
I don’t think hiring an expert is appropriate. Besides, that would be at your own expense. The developer isn’t escalating the issue but is checking everything.
There are really some people...
Just wait and see what the site manager says. It might be resolved without any problems. You can also tell him that you don’t want a huge hassle, just a financial solution.
I don’t think hiring an expert is appropriate. Besides, that would be at your own expense. The developer isn’t escalating the issue but is checking everything.
There are really some people...
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