ᐅ New construction window lintels on the ground floor installed too low
Created on: 10 Oct 2016 12:05
H
Hausbau2k16
Dear 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.
Hello,
You misunderstood me. As I mentioned before, I completely agree with you. The general contractor made a mistake and now has to deliver what was agreed upon. Whether it makes more sense to change the windows or to agree on a financial compensation is really something only you can decide yourselves. If you are very tall and these living room windows are supposed to offer a great view, a change is essential. But if you are only about 170 cm (5 feet 7 inches) tall and these windows would only show the next garage 5 m (16 feet) away anyway, I would seriously consider whether it’s worth partly demolishing the house again and changing everything.
Best regards,
Andreas
Hausbau2k16 schrieb:
There is a fixed house order with specified dimensions, but something else was delivered.
You misunderstood me. As I mentioned before, I completely agree with you. The general contractor made a mistake and now has to deliver what was agreed upon. Whether it makes more sense to change the windows or to agree on a financial compensation is really something only you can decide yourselves. If you are very tall and these living room windows are supposed to offer a great view, a change is essential. But if you are only about 170 cm (5 feet 7 inches) tall and these windows would only show the next garage 5 m (16 feet) away anyway, I would seriously consider whether it’s worth partly demolishing the house again and changing everything.
Best regards,
Andreas
H
Hausbau2k1612 Oct 2016 16:49Payday schrieb:
Of course, this is primarily about the appearance and how badly the homeowners perceive it. Even if there were a hefty €10,000 (about $11,000), it would hardly make up for the frustration of looking out the window at a wall and still being annoyed by it 20 years later. The resale value will also be reduced, so you end up dealing with the annoyance for 20 years, and any savings are lost due to the lower selling price.
If the homeowners can't accept the windows being too low, no financial offer will be accepted. And that's what this is really about here.
If both homeowners are 1.75 meters (5 feet 9 inches) tall and don’t plan to build anew in 20 years, then a substantial compensation might be acceptable. Why do you quote me when this concerns ME? If I say this isn’t about the appearance, then that’s because it affects me personally. €10,000 (about $11,000), 20 years, 1.75 meters (5 feet 9 inches)… none of that was mentioned or relevant. Please read the original post carefully. This discussion is only about the questions asked; everything else is not up for debate from my perspective here.
H
Hausbau2k1612 Oct 2016 16:52andimann schrieb:
Hello,
you misunderstood me. As I mentioned earlier, I completely agree with you. The general contractor made a mistake and now they have to deliver what was agreed upon.
Whether it makes more sense to change the windows or to negotiate a financial compensation is something only you can decide.
If you are very tall and these living room windows are supposed to provide a great view, a change is essential. However, if you are only about 170cm (5 feet 7 inches) tall and these windows would only show the next garage 5m (16 feet) away, I would seriously reconsider whether it’s worth partially demolishing the house and making all those changes.
Best regards,
AndreasNow we have it. That’s right, these matters need to be carefully considered, weighing the pros and cons, and a decision made after receiving the offer.Similar topics