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Shadowblues21 Apr 2014 15:50Hello gentlemen,
I have posted here a few times already and received some tips, but the longer this goes on, the worse it gets. Reason: our architect!
We are currently in the shell construction phase. If I had to list all the issues we’ve encountered, I don’t think I would finish today. I’ll just mention a few points.
1. We had several rounds of planning with the architect – only to end up with a house that we don't really like. There are many small details he decided on his own without consulting us. Just to give a few examples: I assumed there would be three "proper" front doors. He planned one front door on the ground floor and simply designed the basement doors (office entrance and garden entrance) as custom-made “patio doors” by the carpenter, including frosted glass, etc. This was never discussed with us; I was not aware of the implications, he just decided. The same goes for our foundation slab, supposedly a "Swedish slab" – or not really. It’s some kind of mixed thing. As a layperson, his planning is completely unclear to me.
2. Finances. I set a fixed budget. He made the plans and assured us everything fits. Now we are about 30,000 euros (about $33,000) over budget because he left some items out of the total cost summary, 20,000 euros (about $22,000) extra because certain additional costs were not included at all, and another 15,000 euros (about $16,500) because the heating system is already more expensive than planned. (The shell construction was 15,000 euros (about $16,500) over budget too.) Other trades are still pending, but I fear further significant price increases compared to the prices given. A request for additional financing of over 40,000 euros (about $44,000) is running, and reserves are running low.
3. Construction execution. A detailed comparison of the building against the plans reveals major errors in the planning. Sometimes single measurements are wrong, sometimes the exterior design doesn’t match the floor plans and shop drawings. As a non-professional, you only notice this after something is already built incorrectly. For example, we just found a concrete wall that is one meter (about 3 feet) too short. It’s not critical since it only keeps garden debris out, but it was not agreed upon and it looks bad overall.
4. Timeline. The shell construction company already expects to need at least two more weeks than planned. I asked the architect for a valid construction schedule and he always says, “the old plan is still valid.” But that can’t be true anymore. I have to plan the current house sale, but I no longer know what to plan since all assumptions are proving wrong.
5. Tendering. Despite multiple warnings, items are being tendered that sometimes don’t even exist (a pellet stove from a company that does not produce pellet stoves, for example), that we don’t need on our build, and that were never discussed. Is this a distraction tactic? Possibly. I definitely don’t understand what is being tendered and what is actually necessary for our house.
What to do? I’ve already thought about changing the architect – but who will take over this mess without extra costs? My wife, a lawyer, is currently investigating how we can hold him liable. But apparently, this is not simple.
What would you advise me? I started the build with plenty of time and financial buffer, but I’m fast running out of both time and money. Someone this incompetent should be banned from the profession.
Regards,
Roger
I have posted here a few times already and received some tips, but the longer this goes on, the worse it gets. Reason: our architect!
We are currently in the shell construction phase. If I had to list all the issues we’ve encountered, I don’t think I would finish today. I’ll just mention a few points.
1. We had several rounds of planning with the architect – only to end up with a house that we don't really like. There are many small details he decided on his own without consulting us. Just to give a few examples: I assumed there would be three "proper" front doors. He planned one front door on the ground floor and simply designed the basement doors (office entrance and garden entrance) as custom-made “patio doors” by the carpenter, including frosted glass, etc. This was never discussed with us; I was not aware of the implications, he just decided. The same goes for our foundation slab, supposedly a "Swedish slab" – or not really. It’s some kind of mixed thing. As a layperson, his planning is completely unclear to me.
2. Finances. I set a fixed budget. He made the plans and assured us everything fits. Now we are about 30,000 euros (about $33,000) over budget because he left some items out of the total cost summary, 20,000 euros (about $22,000) extra because certain additional costs were not included at all, and another 15,000 euros (about $16,500) because the heating system is already more expensive than planned. (The shell construction was 15,000 euros (about $16,500) over budget too.) Other trades are still pending, but I fear further significant price increases compared to the prices given. A request for additional financing of over 40,000 euros (about $44,000) is running, and reserves are running low.
3. Construction execution. A detailed comparison of the building against the plans reveals major errors in the planning. Sometimes single measurements are wrong, sometimes the exterior design doesn’t match the floor plans and shop drawings. As a non-professional, you only notice this after something is already built incorrectly. For example, we just found a concrete wall that is one meter (about 3 feet) too short. It’s not critical since it only keeps garden debris out, but it was not agreed upon and it looks bad overall.
4. Timeline. The shell construction company already expects to need at least two more weeks than planned. I asked the architect for a valid construction schedule and he always says, “the old plan is still valid.” But that can’t be true anymore. I have to plan the current house sale, but I no longer know what to plan since all assumptions are proving wrong.
5. Tendering. Despite multiple warnings, items are being tendered that sometimes don’t even exist (a pellet stove from a company that does not produce pellet stoves, for example), that we don’t need on our build, and that were never discussed. Is this a distraction tactic? Possibly. I definitely don’t understand what is being tendered and what is actually necessary for our house.
What to do? I’ve already thought about changing the architect – but who will take over this mess without extra costs? My wife, a lawyer, is currently investigating how we can hold him liable. But apparently, this is not simple.
What would you advise me? I started the build with plenty of time and financial buffer, but I’m fast running out of both time and money. Someone this incompetent should be banned from the profession.
Regards,
Roger
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Shadowblues21 Apr 2014 16:05Addendum: Even if we change the architect now – how can I be sure that things will improve afterwards?
Regards, Roger
Regards, Roger
Regarding cost estimates: there are several items that architects may not have to consider. This was also the case for us. For example: surveyors, soil reports, some parts of internal site development (the sewer was included, but electricity, water, and gas were not), and mortgage registration fees. These were all expenses not listed initially. Fortunately, I was aware of these items before signing any contracts, partly thanks to this forum. My architect was able to estimate these costs on the spot quite accurately, although that doesn’t help you now.
As for the other matter: don’t you review the tender documents beforehand? There must be execution plans (which should be accurate) and approved by you. I had the plans attached to the architect contract.
Changing architects is always possible. The contract should also state that after termination, the architect must hand over all plans to you as quickly as possible. They can only charge for the work completed so far.
Whether a change might make things worse… I don’t want to generalize all architects.
But decisions made over your head are absolutely not acceptable. I would ask my architect to show me where my signature is on the offer for these doors. If he can’t provide that, he can store the doors he ordered in his basement and commission the ones I chose—not him.
As for the other matter: don’t you review the tender documents beforehand? There must be execution plans (which should be accurate) and approved by you. I had the plans attached to the architect contract.
Changing architects is always possible. The contract should also state that after termination, the architect must hand over all plans to you as quickly as possible. They can only charge for the work completed so far.
Whether a change might make things worse… I don’t want to generalize all architects.
But decisions made over your head are absolutely not acceptable. I would ask my architect to show me where my signature is on the offer for these doors. If he can’t provide that, he can store the doors he ordered in his basement and commission the ones I chose—not him.
And the current construction drawings, which are now being used, should be signed by both parties.
I have my architect add their mark to everything that has been altered on paper. If something doesn’t match, they are allowed to reprint it correctly before signing. If any changes are made by hand on the paper, the document must bear at least two of their signatures—one at the bottom right and another at the place of the change. It may sound paranoid, but a lot can be added by hand otherwise.
I have my architect add their mark to everything that has been altered on paper. If something doesn’t match, they are allowed to reprint it correctly before signing. If any changes are made by hand on the paper, the document must bear at least two of their signatures—one at the bottom right and another at the place of the change. It may sound paranoid, but a lot can be added by hand otherwise.
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Shadowblues21 Apr 2014 19:08Hello,
Have you reviewed the plans? Hmm...
Well, yes, we received the floor plans. But without any explanation or additional information. Then we got the sewer plans, but on the construction site, it was built completely differently without our knowledge. We will receive revised plans at some point.
Next came the detailed factory plans. But those were also incorrect and included unapproved elements. And nobody is mentioning that the supervision didn’t really match the floor plan. But I am – conflict with the concrete wall.
However, I only received everything for informational purposes; nothing was discussed, and I did not approve anything.
I also already told him that he is essentially building his own house, not mine...
Best regards,
Roger
Have you reviewed the plans? Hmm...
Well, yes, we received the floor plans. But without any explanation or additional information. Then we got the sewer plans, but on the construction site, it was built completely differently without our knowledge. We will receive revised plans at some point.
Next came the detailed factory plans. But those were also incorrect and included unapproved elements. And nobody is mentioning that the supervision didn’t really match the floor plan. But I am – conflict with the concrete wall.
However, I only received everything for informational purposes; nothing was discussed, and I did not approve anything.
I also already told him that he is essentially building his own house, not mine...
Best regards,
Roger
And this definitely needs to change.
YOU must approve the plans that he draws up. Also the detailed plans. YOU are the client. We go through every window, every height, and every length. Already when creating the plans. Once they are exactly as we want them, everyone puts their seal on them. If the architect needs or wants to make any changes, he must ask me (he is required to ask).
YOU must approve the plans that he draws up. Also the detailed plans. YOU are the client. We go through every window, every height, and every length. Already when creating the plans. Once they are exactly as we want them, everyone puts their seal on them. If the architect needs or wants to make any changes, he must ask me (he is required to ask).
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