ᐅ New construction window lintels on the ground floor installed too low
Created on: 10 Oct 2016 12:05
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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
Bauexperte11 Oct 2016 10:20RobsonMKK schrieb:
@Bauexperte could you please correct the thread title? "Neubau" sounds a bit odd Good idea!
Regards, Bauexperte
B
Bauexperte11 Oct 2016 10:21H
Hausbau2k1611 Oct 2016 13:43Sorry for not being online constantly; I had to go to the construction site first to take meaningful photos. As for what’s “new construction” about the headline, well. This is not a fake post—I simply don’t have time for that.
Regarding the pictures: Maybe it’s clearer now what I mean?! The required and actual lintel heights are 195 cm (77 inches) actual and 219.5 cm (86.4 inches) required. The windowsill height at the four relevant windows is 83 cm (33 inches). And no, I don’t want to start a discussion about any kitchen, as that is simply irrelevant.
Since there was a lengthy conversation last night with the managing director of the construction company and the defects were acknowledged, this will now likely lead to a general contractor’s offer. We will see how that will be structured. The option of defect remediation is still on the table as well.
Best regards.
Regarding the pictures: Maybe it’s clearer now what I mean?! The required and actual lintel heights are 195 cm (77 inches) actual and 219.5 cm (86.4 inches) required. The windowsill height at the four relevant windows is 83 cm (33 inches). And no, I don’t want to start a discussion about any kitchen, as that is simply irrelevant.
Since there was a lengthy conversation last night with the managing director of the construction company and the defects were acknowledged, this will now likely lead to a general contractor’s offer. We will see how that will be structured. The option of defect remediation is still on the table as well.
Best regards.
Hausbau2k16 schrieb:
What’s funny about "new build" in the title, well. It’s not a fake post, I simply don’t have time for that.Originally, "new build" was in the thread title, which was visually distracting. No one claimed it was a fake.
However, the mistake could have been noticed by anyone, even someone blind with a cane. Specifically, several people: the shell builder, the window installer, the site manager, and you...
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