ᐅ Start of construction still planned for this year (November)?
Created on: 21 Oct 2019 10:49
C
Crossy
Hello everyone,
I would like to hear your thoughts on the following issue.
Our building permit took forever to get approved (almost 4 months *ugh*), but it has finally come through as of last week.
Originally, we planned to start construction in September and have the shell of the house weather-tight by Christmas.
Now, we have an appointment with our general contractor this Thursday. From what I’ve heard, he wants to start work before the end of this year. We will probably discuss detailed planning on Thursday.
However, I wonder if this still makes sense.
The basic facts are as follows:
We are building a hillside house with 240 sqm (50 sqm (540 sq ft) basement acting as a cellar built into the slope), two full floors (each 120 sqm (1,290 sq ft)) with a flat roof.
The double garage with storage room will probably be added in spring (constructed under separate contract).
Of course, we’re eager to get started, but there is a significant risk that the house won’t be weather-tight before winter sets in. What could happen in that case? Or is the situation not so critical?
What kind of damage might occur (and how likely is it) if, for example, only the basement is fully built and the floor slab between basement and upper floors is laid, but work on the upper floor masonry has to stop because winter arrives?
Or is damage unlikely and we might just face more effort drying the house (using construction dryers, etc.)?
It’s also worth considering that if construction starts, we will definitely have to pay partial standby interest on the loan starting next year. I’m also not sure if our fixed contract price still applies if we begin next year. Additionally, we’re expecting our third child and our current home is already quite small. We will have to live here as a family of five for some time anyway, but the shorter the better.
Does anyone have experience with this? Has anyone started in November?
By the way, we’re building in Rhineland-Palatinate (RLP), at 320 m (1,050 ft) above sea level. Winters vary a lot here. We have had years with no snow at all but also up to three weeks of continuous snow cover. Generally, winters tend to start later nowadays.
I would like to hear your thoughts on the following issue.
Our building permit took forever to get approved (almost 4 months *ugh*), but it has finally come through as of last week.
Originally, we planned to start construction in September and have the shell of the house weather-tight by Christmas.
Now, we have an appointment with our general contractor this Thursday. From what I’ve heard, he wants to start work before the end of this year. We will probably discuss detailed planning on Thursday.
However, I wonder if this still makes sense.
The basic facts are as follows:
We are building a hillside house with 240 sqm (50 sqm (540 sq ft) basement acting as a cellar built into the slope), two full floors (each 120 sqm (1,290 sq ft)) with a flat roof.
The double garage with storage room will probably be added in spring (constructed under separate contract).
Of course, we’re eager to get started, but there is a significant risk that the house won’t be weather-tight before winter sets in. What could happen in that case? Or is the situation not so critical?
What kind of damage might occur (and how likely is it) if, for example, only the basement is fully built and the floor slab between basement and upper floors is laid, but work on the upper floor masonry has to stop because winter arrives?
Or is damage unlikely and we might just face more effort drying the house (using construction dryers, etc.)?
It’s also worth considering that if construction starts, we will definitely have to pay partial standby interest on the loan starting next year. I’m also not sure if our fixed contract price still applies if we begin next year. Additionally, we’re expecting our third child and our current home is already quite small. We will have to live here as a family of five for some time anyway, but the shorter the better.
Does anyone have experience with this? Has anyone started in November?
By the way, we’re building in Rhineland-Palatinate (RLP), at 320 m (1,050 ft) above sea level. Winters vary a lot here. We have had years with no snow at all but also up to three weeks of continuous snow cover. Generally, winters tend to start later nowadays.
You might want to inquire about the cost of a proper winter construction site. Do some research and decide for yourself whether it is worth it.
I can’t say whether it affects the shell of the building, but at least the workers should avoid masonry work in freezing conditions. Once the adhesive mortar freezes, it no longer bonds properly.
I can’t say whether it affects the shell of the building, but at least the workers should avoid masonry work in freezing conditions. Once the adhesive mortar freezes, it no longer bonds properly.
Crossy schrieb:
Our building permit took ages to arrive (almost 4 months *ugh*), That’s good! No reason to complain!!!
In the past, it was common to leave the structural shell exposed over the winter because the dry winter air helps dry out the construction. If I understand correctly, you are using masonry, right?
In that case, as long as no frost is expected, you can certainly build up the structural shell. Construction usually stops when winter sets in, but by spring you’ll already be ahead.
I will have the general contractor explain the planned approach on Thursday.
If it weren’t for all the (mostly older) unsolicited commentators in our area, I probably wouldn’t be worrying about it at all.
The general contractor will know what to do when frost sets in. Everything will also be supervised by an expert.
And we might even be lucky enough to get the (flat) roof installed in January.
I don’t see the additional costs caused by winter construction as critical (drying equipment, possibly electric heating for interior work). This will definitely be less than our extra rent for 5 months (from November to March) plus the accrued holding costs and any potential additional expenses for starting construction in the new year. We’re not dependent on construction power either; it comes from the neighbor and is therefore at least charged at a regular rate (and the general contractor will reimburse us up to a certain limit). Surely we will pay extra, but we didn’t plan so tightly to begin with.
If it weren’t for all the (mostly older) unsolicited commentators in our area, I probably wouldn’t be worrying about it at all.
The general contractor will know what to do when frost sets in. Everything will also be supervised by an expert.
And we might even be lucky enough to get the (flat) roof installed in January.
I don’t see the additional costs caused by winter construction as critical (drying equipment, possibly electric heating for interior work). This will definitely be less than our extra rent for 5 months (from November to March) plus the accrued holding costs and any potential additional expenses for starting construction in the new year. We’re not dependent on construction power either; it comes from the neighbor and is therefore at least charged at a regular rate (and the general contractor will reimburse us up to a certain limit). Surely we will pay extra, but we didn’t plan so tightly to begin with.
Climbee schrieb:
That’s good! No reason to complain!!!
In the past, the shell of the building was often left open over the winter because the dry winter air helps to dry out the construction. If I understand correctly, you’re doing masonry work, right?
Then as long as no frost is expected, you can certainly continue building the shell. Work usually stops when winter sets in, but by spring you’ll be a bit ahead. That’s true. But this only applies to a fully enclosed shell. If rain gets in, the dry winter air won’t help at all :-p
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