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.
Bieber0815 schrieb:
Why? The window manufacturer comes to the shell construction, takes measurements, and then produces the windows. His windows will therefore fit.Is that correct? I would have thought that the window manufacturer receives the detailed construction drawings, which include the measurements.
Regards
ypg schrieb:
Is that so? I would have thought that the window manufacturer receives the detailed construction drawings, which include the dimensions
RegardsIt varies. In our case, the windows are also ordered based on the detailed construction drawings. It somewhat depends on how well your architect knows the structural builder.
B
Bieber081510 Oct 2016 18:46ypg schrieb:
I would have assumed that the window manufacturer is sent the detailed construction plans, I also initially thought that a detailed construction plan would be created for our house build. However, it is possible to proceed without one.
If the window manufacturer is supposed to work solely based on the plans, then (in my opinion and ideally, as a requirement) the architect should inspect the structural shell during construction to ensure that the plans are being followed before giving the window manufacturer the go-ahead to fabricate according to the plan.
A few pictures would really help and aren’t particularly difficult to take. Any smartphone can take photos, and with Wi-Fi at home, uploading them here is quick. You can attach images directly to your posts. This way, it’s much easier to see how and where something might be problematic, and so on.
As Andi already mentioned, the financial compensation will be so minimal that it basically won’t be considered at all. You won’t receive compensation for the full theoretical repair cost but only for a fraction of it, if anything at all. Even if, simply put, you got €1000 per living room window and €500 each for the bathroom and utility room, would €3000 compensate you for this defect? Anyone will laugh at you for that — when selling the house, the loss in value will be much higher than €3000, so is the compensation even meaningful?
On the other hand, you also have to consider that fixing this can involve significant potential risks. There is a danger of thermal bridges, leaks, or similar issues. The windows could also get scratched or damaged during the modifications, which usually has to be accepted or results in very minimal compensation (unfortunately, that’s how it is).
Even if this has been repeated and the problem is already obvious: it was possible to see that the windows were installed too deep. Didn’t you ever visit and inspect the house? There are usually height markers on the walls as well. Did you never measure anything? When I was on site during construction with a laser distance meter, I was shocked at how large the tolerances are on the build. But basically, everything was correct, and the very few critical measurements (such as the 305cm (10 feet) wardrobe niche) matched.
As Andi already mentioned, the financial compensation will be so minimal that it basically won’t be considered at all. You won’t receive compensation for the full theoretical repair cost but only for a fraction of it, if anything at all. Even if, simply put, you got €1000 per living room window and €500 each for the bathroom and utility room, would €3000 compensate you for this defect? Anyone will laugh at you for that — when selling the house, the loss in value will be much higher than €3000, so is the compensation even meaningful?
On the other hand, you also have to consider that fixing this can involve significant potential risks. There is a danger of thermal bridges, leaks, or similar issues. The windows could also get scratched or damaged during the modifications, which usually has to be accepted or results in very minimal compensation (unfortunately, that’s how it is).
Even if this has been repeated and the problem is already obvious: it was possible to see that the windows were installed too deep. Didn’t you ever visit and inspect the house? There are usually height markers on the walls as well. Did you never measure anything? When I was on site during construction with a laser distance meter, I was shocked at how large the tolerances are on the build. But basically, everything was correct, and the very few critical measurements (such as the 305cm (10 feet) wardrobe niche) matched.
B
Bauexperte11 Oct 2016 10:15Payday schrieb:
So a few pictures would really help and they’re not that hard to take. There must be reasons why the OP is not providing any pictures. Payday schrieb:
Even if it means repeating yourself and the damage is already done: “Could have / should have” doesn’t help him now— even if repeated endlessly.Regards, Bauexperte
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