Hello 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
Shadowblues schrieb:
...how, with the information regarding liability it's a bit late? Do you always do this upfront before problems arise?.. Very few clients have the appropriate legal knowledge within the family (contract drafting, liability, etc.) and are therefore generally dependent on professional help in this regard. At least based on the initial situation here, that does not seem necessary, which overall surprises me a bit. Shadowblues schrieb:
...What exactly does "pulling the ripcord" mean?... Separation from the previous architect! Building with open planning always requires a relationship of trust. The same applies to my work, by the way! If the trust relationship is fundamentally damaged by significant events, continuing is hardly reasonable for the client. Shadowblues schrieb:
...So, I have to pay an expert now to supervise my expert? ... There is no talk of "have to" here, but rather what makes sense, as your experience clearly shows! Shadowblues schrieb:
..., since the experts couldn’t find a common ground.... It is understandable that this is not easy and certainly cannot be resolved quickly. On the other hand, for every task there is a common ground within a certain tolerance! By the way, in which economic system do you actually live? Shadowblues schrieb:
...But please, I gladly accept advice – unfortunately, no such explanation can be found on the Internet.... The reliability of information gathered from the Internet, mostly from anonymous hobby experts without any formal qualifications, should not be overrated, at best considered as "guidance" or orientation! On the other hand, there are sufficient professional services available, although unfortunately not free! Shadowblues schrieb:
...Maybe that is a reason why no one does it? ... I wouldn’t say no one, but predominantly the "being cheap is cool" mentality controls what happens, and thus the outcome in many cases! Shadowblues schrieb:
...Please explain to me the benefits of this construction supervision, the approximate costs, and how to find suitable construction supervision.... The main benefit is that external parties are not involved in sales, marketing, distribution, etc., so no conflict of interest. Professionals like me earn from their own fee-based consulting and planning services, completely independent of any commission payments from manufacturers or others. Which professional shares their Internet-acquired knowledge and experience for free on the Internet? That person would be completely unbusinesslike! Usually, the Internet is populated by anonymous advisors, hobby experts, without any guarantees or warranties! What is that worth economically and legally? Nothing! Ask your wife (a lawyer)! The costs depend on the respective construction project (effort) but are definitely not prohibitive! The current construction status in this particular case is unknown. After the building permit / planning permission has been granted, even an authorization to submit construction documents is not always required for continuation! => Costs! Shadowblues schrieb:
...Especially a clear cost/benefit analysis could convince many people, but as I said, I cannot find it anywhere...Best regards.