ᐅ Shell construction company builds basement smaller than in the approved building plans
Created on: 28 Jan 2023 21:18
D
domino55
Hello everyone,
A shell construction company was commissioned to build the basement with in-situ concrete according to the existing factory plan (14.0 x 6.66 m (46 ft x 21.8 ft)). However, the company missed the dimensions and built the basement about 4 cm (1.6 inches) smaller. This applies to both the exterior and interior measurements.
Dimensions according to factory plan
Target house width: 6.66 m (21.8 ft)
Target width of basement concrete walls exterior: 6.525 m (21.4 ft)
Target width of basement concrete walls interior: 6.025 m (19.8 ft)
Actual width of basement concrete walls exterior: 6.48 m (21.3 ft) (-0.04 m (-1.6 inches))
Actual width of basement concrete walls interior: 5.96 m (19.6 ft) (-0.06 m (-2.4 inches))
I measured myself using various tape measures and a laser distance meter.
What should be done in this situation?
Price reduction due to smaller total area? If so, how much? Are there any standard tables or guidelines for this?
It is especially unfortunate that the house was built smaller on the narrow side (maximum size restricted by the zoning/land-use plan), where every centimeter counts.
This also has consequences such as the possible need to adjust the factory plan (staircase, adjacent walls, support columns no longer fit).
Best regards
A shell construction company was commissioned to build the basement with in-situ concrete according to the existing factory plan (14.0 x 6.66 m (46 ft x 21.8 ft)). However, the company missed the dimensions and built the basement about 4 cm (1.6 inches) smaller. This applies to both the exterior and interior measurements.
Dimensions according to factory plan
Target house width: 6.66 m (21.8 ft)
Target width of basement concrete walls exterior: 6.525 m (21.4 ft)
Target width of basement concrete walls interior: 6.025 m (19.8 ft)
Actual width of basement concrete walls exterior: 6.48 m (21.3 ft) (-0.04 m (-1.6 inches))
Actual width of basement concrete walls interior: 5.96 m (19.6 ft) (-0.06 m (-2.4 inches))
I measured myself using various tape measures and a laser distance meter.
What should be done in this situation?
Price reduction due to smaller total area? If so, how much? Are there any standard tables or guidelines for this?
It is especially unfortunate that the house was built smaller on the narrow side (maximum size restricted by the zoning/land-use plan), where every centimeter counts.
This also has consequences such as the possible need to adjust the factory plan (staircase, adjacent walls, support columns no longer fit).
Best regards
SoL schrieb:
Was the surveyor included in the contract? Give us some details. The construction company was allowed to choose how to mark the property boundaries. They did it without a surveyor.
SoL schrieb:
You won’t get much money out of this (except for small amounts). So the question of damages is less important than how to proceed. I see it differently.
The house will be built smaller. I don’t see another option (except to tear it down and rebuild). The architectural plans should be adjusted to the new dimensions.
domino55 schrieb:
The joint between the houses is there and it has not been over-poured. The basement concrete wall is shorter than planned. I think you simply didn’t understand the point – you yourself said:
domino55 schrieb:
The insulation between the two semi-detached units is 2 cm (1 inch) from each party (4 cm (1.5 inches) total), but it is being compressed by the in-situ concrete. In other words: your contractor misused the insulation on the neighbor’s side as formwork *extremely ROTFL* (sometimes you need an authority on the internet to pin warnings like these “alpha Kevin hacks” at the top of all search engines). At least this alone is enough for me to strongly agree with the opinion
SoL schrieb:
[...] there was no tendering, the offer just said “shove up the shell construction” without details, and the lowest bid was awarded the contract with great fanfare ;-)
domino55 schrieb:
I see no other option (except tearing down and rebuilding). The architectural plans should be adjusted to the new dimensions. Theoretically, adjusting the plans would make sense, and covering the associated costs would be a reasonable compensation for damages, yes. But realistically, I expect your contractor to “play the insolvency card.” Practically, it is indeed best to tear it down completely and start fresh (including hiring experts and properly tendering), and to record this lesson as “mistakes you never want to repeat” in the correct budget category. Responsible advice would have been to never build the basement in in-situ concrete in this kind of setup.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
In other words: your contractor misused the insulation as formwork on the neighbor’s side *absolutely ROTFL* This is a special insulation made for cast-in-place concrete. It is precisely designed for this purpose.
Several reputable construction companies have built basements in the same way for terraced/semi-detached houses in this new development.
11ant schrieb:
Responsible advice would have meant the basement was never made with cast-in-place concrete in this setup. Cast-in-place concrete is actually the best option for a "white tank" waterproofing system.
domino55 schrieb:
This is a special insulation designed for cast-in-place concrete. It is specifically suitable for that purpose.No, you yourself say it gets compressed. domino55 schrieb:
Cast-in-place concrete is actually the best option for a "white tank" foundation.Actually. But that doesn’t justify using cast-in-place concrete for the shared basement walls in this particular setup. Precisely because of the problem with compressed insulation. Just one point of contact is enough, and you get a sound bridge :-(https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
domino55 schrieb:
Cast-in-place concrete is actually the best option for a "white tank".I agree with that. Using precast elements can lead to weak points at joints and connections.
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