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.
B
Bauexperte10 Oct 2016 13:21Hausbau2k16 schrieb:
All window lintels (this concerns two windows on one gable and two windows, one each to the right and left of the main entrance door) on the ground floor are installed about 20cm (8 inches) too low. Apparently, the structural builder took the lintel height from the base slab level without accounting for the floor buildup (screed, underfloor heating, tiles). Well, I would like to see some pictures, because as I understand your explanation, the bottom edges of four floor-to-ceiling window units will end up buried in the screed/underfloor heating/tiles. You don’t seriously mean that, do you...?
Regards, Bauexperte
Hi,
You can’t approach it like that. With that mindset, you’ll have to accept whatever they offer you. The change will definitely be expensive—I can’t give a reliable estimate, but all things considered, you’re probably looking at a five-digit amount.
Is your completion deadline linked to penalties? If not, then your time pressure is a weak negotiating point.
Your demand should actually be:
“Complete this properly, and if it takes two months, then it takes two months…”
If the contractor knows that you’ll be left without a roof over your head in six weeks and there are no penalties for delayed completion, it will be very difficult to enforce this.
Good luck,
Andreas
Hausbau2k16 schrieb:
That’s not an option for us because it would cause a timing problem.
You can’t approach it like that. With that mindset, you’ll have to accept whatever they offer you. The change will definitely be expensive—I can’t give a reliable estimate, but all things considered, you’re probably looking at a five-digit amount.
Is your completion deadline linked to penalties? If not, then your time pressure is a weak negotiating point.
Your demand should actually be:
“Complete this properly, and if it takes two months, then it takes two months…”
If the contractor knows that you’ll be left without a roof over your head in six weeks and there are no penalties for delayed completion, it will be very difficult to enforce this.
Good luck,
Andreas
H
Hausbau2k1610 Oct 2016 13:26Bauexperte schrieb:
I would like to see some pictures because, as I understand your explanation, the bottom edges of four floor-to-ceiling window units will be covered by the screed/underfloor heating/tiles. You don’t mean that, do you...?
Regards, BauexperteHello. It’s not about floor-to-ceiling window units, but about four regular windows whose lintels were installed at the wrong height.
Hausbau2k16 schrieb:
Hello. This is not about floor-to-ceiling window elements, but about 4 completely regular windows whose lintels were installed at the wrong height. I think the best approach would be an excerpt from the floor plan showing the windows including the planned sill height and window height, as well as how the heights were actually executed; otherwise, no one can really imagine it.
But as others have said: If these are central windows, and if I understand correctly, I probably would not be satisfied with a window top edge below 195 cm (77 inches) above the finished floor level.
That means not only the lintel but also the parapet height are too low, right?
Have you experienced any related issues, for example with the kitchen countertop?
Most likely, few forum users will be able to answer the question about financial compensation, since many forum members are self-builders but not construction professionals.
Perhaps at least @Bauexperte or @wpic could give a rough estimate of how much such a modification might cost.
For that, you should also mention how far the construction has progressed so far (plastering/painting work, etc.).
Have you experienced any related issues, for example with the kitchen countertop?
Most likely, few forum users will be able to answer the question about financial compensation, since many forum members are self-builders but not construction professionals.
Perhaps at least @Bauexperte or @wpic could give a rough estimate of how much such a modification might cost.
For that, you should also mention how far the construction has progressed so far (plastering/painting work, etc.).
H
Hausbau2k1610 Oct 2016 13:47Musketier schrieb:
So not only the lintel but also the sill height are too low, right?
Are you experiencing any related issues, for example with the kitchen countertop?
Probably few forum members can answer your question about financial compensation, since many members are homeowners themselves but not construction professionals.
Maybe at least @Bauexperte or @wpic could roughly estimate what such a modification might cost.
However, you should mention again how far construction has progressed so far (plastering/painting work, etc.) Correctly identified. Lintel height is wrong, which makes the sill too low. The kitchen could still be adjusted; that is not really an issue. The exterior facade, windows, electrical work, and interior plastering in Q3 are already completed.
Similar topics