ᐅ Independent Building Inspector – Necessary or Are There Alternatives?
Created on: 4 Oct 2018 13:34
E
EdStark
Hello – what has been your experience with your building surveyors (building inspectors)? Were they worth the – often high – cost?
For my planned new build with a regional construction company that hires subcontractors and also provides its own site management (I am aware that this company may not always be acting in my interest).
I have now received an offer from TÜV: 3,300 for 4 site visits plus inspection reports. That’s 825 per visit to the construction site. I find that quite steep, especially since you can’t be sure if you are getting truly competent professionals.
What do you think? What alternatives are there? No independent building inspectors and just hope everything goes well? Hiring a freelance engineer online and hope they are reliable?
I understand that finding defects early during construction by experts can save a lot of money. Using independent surveyors may reduce risks somewhat. But even then, you can’t be completely certain.
Regards from Lower Saxony.
For my planned new build with a regional construction company that hires subcontractors and also provides its own site management (I am aware that this company may not always be acting in my interest).
I have now received an offer from TÜV: 3,300 for 4 site visits plus inspection reports. That’s 825 per visit to the construction site. I find that quite steep, especially since you can’t be sure if you are getting truly competent professionals.
What do you think? What alternatives are there? No independent building inspectors and just hope everything goes well? Hiring a freelance engineer online and hope they are reliable?
I understand that finding defects early during construction by experts can save a lot of money. Using independent surveyors may reduce risks somewhat. But even then, you can’t be completely certain.
Regards from Lower Saxony.
akki9 schrieb:
I’d like to pick up this thread again. I’m a bit confused: based on positive experiences others have shared during our online research, we requested a contract offer from an expert associated with the Building Owner Protection Association.
On one hand, I find it quite excessive that he charges the same for driving to my construction site as for qualified inspections, and for driving he even charges an inflated rate of 85 cents per kilometer (0.85 per 0.62 mile)... On the other hand, he schedules four separate inspections just for the shell stage: two for reinforced concrete foundation walls, one for drainage, and one for waterproofing against soil moisture? Each appointment, including travel and report, would cost about 500 euros. That would be 2,000 euros just for the shell stage. And there are six more appointments after that.
Isn’t it possible to combine some of these appointments? That’s absolutely wasted money. At most, one appointment is needed and then without a report. It should be well covered for 250 euros.
???? Where exactly is he supposed to intervene after a single visit? When everything is finished or what? Sometimes you really talk nonsense!
I would also ask the Chamber of Industry and Commerce (IHK) and do it without a written report, etc. He just needs to tell you if everything is okay.
I would also ask the Chamber of Industry and Commerce (IHK) and do it without a written report, etc. He just needs to tell you if everything is okay.
We had an inspector from DEKRA, whose fee was partly covered by the house company. He visited four times, always when major stages were completed.
Once for the basement
Once for the shell construction
Once for the building services
Once for the final inspection.
Always accompanied by the client and site manager. They argued a lot, but he was independent. He took many pictures and made detailed notes. I could also ask him questions and inquire if things were supposed to be that way. He took his time and was always about half an hour early for appointments. He drank coffee with me and listened while I explained what had happened. To clarify: I was not the client but Elbe-Haus was.
I didn’t receive a report; DEKRA monitored the correction of defects and checked them on the next visit.
Roughly, these are some issues he found that I had not noticed:
The basement insulation was wrong; flat material was ordered. However, it was thicker than needed, so that was a plus.
A row of bricks was somehow not properly fixed with a lead strip. This was redone.
Missing documents for a glass canopy and inadequate corrosion protection on a steel part were later provided/fixed.
A temporary wooden support for the chimney flue had not been removed.
Fall protection was missing on the attic ladder.
The roof window exit was not fall-safe.
These are things I wouldn’t have noticed and the chimney sweep would have flagged at least three of these, possibly refusing to approve my heating appliance.
Neighbors had an inspector for $1,500, who just pointed out the defects. If they wanted a report, it would cost an additional $1,000.
Once for the basement
Once for the shell construction
Once for the building services
Once for the final inspection.
Always accompanied by the client and site manager. They argued a lot, but he was independent. He took many pictures and made detailed notes. I could also ask him questions and inquire if things were supposed to be that way. He took his time and was always about half an hour early for appointments. He drank coffee with me and listened while I explained what had happened. To clarify: I was not the client but Elbe-Haus was.
I didn’t receive a report; DEKRA monitored the correction of defects and checked them on the next visit.
Roughly, these are some issues he found that I had not noticed:
The basement insulation was wrong; flat material was ordered. However, it was thicker than needed, so that was a plus.
A row of bricks was somehow not properly fixed with a lead strip. This was redone.
Missing documents for a glass canopy and inadequate corrosion protection on a steel part were later provided/fixed.
A temporary wooden support for the chimney flue had not been removed.
Fall protection was missing on the attic ladder.
The roof window exit was not fall-safe.
These are things I wouldn’t have noticed and the chimney sweep would have flagged at least three of these, possibly refusing to approve my heating appliance.
Neighbors had an inspector for $1,500, who just pointed out the defects. If they wanted a report, it would cost an additional $1,000.
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