ᐅ Is a Structural Engineer Required for Facade Demolition?
Created on: 5 May 2009 11:24
A
ABG-Geschaedigt
Hello,
together with other neighbors, we are having problems with the facade, which is built using a timber frame construction method.
The exterior facade (outer plaster and particle board) needs to be removed; the wooden framework and inner particle board will remain in place.
Now, the construction company contracted to carry out the work insists that a structural engineer must calculate whether the facade can be removed from the three adjoining houses. According to building regulations in Hesse, this would be required, but not, for example, in Bavaria.
Is that actually the case?
For other renovated houses of the same type, this calculation was not carried out.
Especially since only one side is renovated at a time.
And shouldn’t this calculation have been done in advance based on the building plans? The construction company claims it is not clear which particle boards were used.
It just seems to us that the construction company failed to check this in advance or unnecessarily ordered the structural engineer, whose costs we ultimately have to cover. The construction has now been on hold for 6 working days because of this “calculation.”
Thank you,
An ABG-Geschaedigt
together with other neighbors, we are having problems with the facade, which is built using a timber frame construction method.
The exterior facade (outer plaster and particle board) needs to be removed; the wooden framework and inner particle board will remain in place.
Now, the construction company contracted to carry out the work insists that a structural engineer must calculate whether the facade can be removed from the three adjoining houses. According to building regulations in Hesse, this would be required, but not, for example, in Bavaria.
Is that actually the case?
For other renovated houses of the same type, this calculation was not carried out.
Especially since only one side is renovated at a time.
And shouldn’t this calculation have been done in advance based on the building plans? The construction company claims it is not clear which particle boards were used.
It just seems to us that the construction company failed to check this in advance or unnecessarily ordered the structural engineer, whose costs we ultimately have to cover. The construction has now been on hold for 6 working days because of this “calculation.”
Thank you,
An ABG-Geschaedigt
Hello ABG-Geschädigter,
Have the consultants involved also investigated the water vapor diffusion for the exterior wall assembly installed there and performed a dew point calculation?
Ideally, an exterior wall assembly should become increasingly vapor-permeable from the inside toward the outside. However, it appears that polystyrene insulation boards have been glued directly onto the particle boards. This creates a risk that condensation will form on the backside of the insulation boards, which also don’t seem to be very thick (perhaps 4 or 6cm (1.5 or 2.5 inches)?), provided that humidity from the interior or moisture from the outside penetrates the assembly. Over time, this can lead to rot and mold growth.
Since such a construction defect is not detectable by a homebuyer, I would consider this a so-called "hidden defect" in the strictest sense. To my knowledge, manufacturers are liable for such defects well beyond the standard warranty period.
If all else fails, you might also consider filing a criminal complaint for bodily injury (health damage caused by mold infestation). In this case, the public prosecutor’s office would investigate, which does not incur lawyer fees but would significantly escalate the dispute.
Kind regards,
Danton
Engineering and Planning Office
Dipl.-Ing. Thomas Brandenburg
Consulting Engineer and Building Expert
Insurance Specialist (Building Contract)
Have the consultants involved also investigated the water vapor diffusion for the exterior wall assembly installed there and performed a dew point calculation?
Ideally, an exterior wall assembly should become increasingly vapor-permeable from the inside toward the outside. However, it appears that polystyrene insulation boards have been glued directly onto the particle boards. This creates a risk that condensation will form on the backside of the insulation boards, which also don’t seem to be very thick (perhaps 4 or 6cm (1.5 or 2.5 inches)?), provided that humidity from the interior or moisture from the outside penetrates the assembly. Over time, this can lead to rot and mold growth.
Since such a construction defect is not detectable by a homebuyer, I would consider this a so-called "hidden defect" in the strictest sense. To my knowledge, manufacturers are liable for such defects well beyond the standard warranty period.
If all else fails, you might also consider filing a criminal complaint for bodily injury (health damage caused by mold infestation). In this case, the public prosecutor’s office would investigate, which does not incur lawyer fees but would significantly escalate the dispute.
Kind regards,
Danton
Engineering and Planning Office
Dipl.-Ing. Thomas Brandenburg
Consulting Engineer and Building Expert
Insurance Specialist (Building Contract)
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