ᐅ New construction window lintels on the ground floor installed too low
Created on: 10 Oct 2016 12:05
H
Hausbau2k16H
Hausbau2k1610 Oct 2016 12:05Dear forum members, I am new here and have a question for you. I am not looking for blame, but rather helpful advice if possible.
We are currently in the construction phase—a fixed-price contract for a turnkey single-family house—and our house is already standing. The windows are installed, the electrical work is completed, the external insulation and facade are in place, and the interior plaster on the third floor is also finished.
To note, we are total construction novices and have been following the instructions of the builder and the site manager. We have always contacted them when there were issues we wanted to raise. Some were addressed, others are still open, and some were just dismissed. Now, somehow, no one is smiling anymore...
Over the weekend, together with a professional friend, we took some measurements and, how should I put it politely, were somewhat confused. All window lintels (this concerns two windows on one gable and two windows, one on each side of the front door) on the ground floor are installed nearly 20cm (8 inches) too low. It seems the structural builder took the lintel measurement from the floor slab without considering the floor buildup (screed, underfloor heating, tiles). The construction company has been informed and an on-site inspection is planned. It is undisputed that the (major) defect exists. It is also clear to us that the house will not be “torn down” again. It seems equally clear that the builder must address this construction defect in some way. Since demolition and structural alterations (removing windows, raising lintels, redoing the exterior facade, replastering inside, etc.) are certainly not an option, our view is that only a financial compensation remains. We are aware that we can reduce the final invoice. The question is, how much do you estimate we can withhold or apply as a penalty charge? What does fixing such a construction fault typically cost, and what factor can we apply? We are not aiming to withhold the last dollar; a rough estimate with numbers would be very helpful.
I look forward to your comments and informed answers.
We are currently in the construction phase—a fixed-price contract for a turnkey single-family house—and our house is already standing. The windows are installed, the electrical work is completed, the external insulation and facade are in place, and the interior plaster on the third floor is also finished.
To note, we are total construction novices and have been following the instructions of the builder and the site manager. We have always contacted them when there were issues we wanted to raise. Some were addressed, others are still open, and some were just dismissed. Now, somehow, no one is smiling anymore...
Over the weekend, together with a professional friend, we took some measurements and, how should I put it politely, were somewhat confused. All window lintels (this concerns two windows on one gable and two windows, one on each side of the front door) on the ground floor are installed nearly 20cm (8 inches) too low. It seems the structural builder took the lintel measurement from the floor slab without considering the floor buildup (screed, underfloor heating, tiles). The construction company has been informed and an on-site inspection is planned. It is undisputed that the (major) defect exists. It is also clear to us that the house will not be “torn down” again. It seems equally clear that the builder must address this construction defect in some way. Since demolition and structural alterations (removing windows, raising lintels, redoing the exterior facade, replastering inside, etc.) are certainly not an option, our view is that only a financial compensation remains. We are aware that we can reduce the final invoice. The question is, how much do you estimate we can withhold or apply as a penalty charge? What does fixing such a construction fault typically cost, and what factor can we apply? We are not aiming to withhold the last dollar; a rough estimate with numbers would be very helpful.
I look forward to your comments and informed answers.
What is the height of the lintels from the raw floor level, and how many centimeters (inches) is your floor buildup?
Are the window units already installed? Nobody noticed that?! Do you have roller shutters?
That's quite surprising... What is the clear passage height in the floor-to-ceiling elements?
Are the window units already installed? Nobody noticed that?! Do you have roller shutters?
That's quite surprising... What is the clear passage height in the floor-to-ceiling elements?
H
Hausbau2k1610 Oct 2016 12:14BeHaElJa schrieb:
What is the height of the lintels from the raw floor level, and how many centimeters of floor buildup do you have?
Are the window units already installed? No one noticed that?! Are there roller shutters?
That’s quite something... what is the clear passage height in the floor-to-ceiling units? Yes, the window units are already installed, and there are roller shutters as well. I don’t have the exact measurement from the raw floor level at hand. The lintel height of the windows is currently 195cm (77 inches), and tiles will be added on top. The floor-to-ceiling units are 220cm (87 inches). Those measurements fit.
And didn’t you notice that the windows were at different heights? During installation, it should have been obvious that the distance to the ceiling was larger for some windows. You should be able to see a difference of 20cm (8 inches) with the naked eye.
However, I wouldn’t have it corrected now. But I don’t think there will be much of an issue.
However, I wouldn’t have it corrected now. But I don’t think there will be much of an issue.
H
Hausbau2k1610 Oct 2016 12:38BeHaElJa schrieb:
How many elements are affected? The floor-to-ceiling windows are correctly measured – only the "standard" windows are not. It concerns 4 elements / "standard" windows. That’s correct, the floor-to-ceiling windows are measured accurately.
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