ᐅ What responsibilities do an architect and a property owner have?
Created on: 28 Jan 2017 18:25
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Matthias9541
Dear future homeowners,
We plan to build a house measuring 8 m by 15 m (26 ft by 49 ft) on a gently sloping site. From the street view, the garage should be attached to the right side of the house, where the entrance door is also located. There is a 3 m (10 ft) distance between the house and the right property boundary; the garage should be built directly on the property line and adjacent to the house.
The building regulations from the local building authority state that the top edge of the floor slab must not exceed 30 cm (12 inches) above the highest ground level point where the building’s corner cuts into the natural terrain. Accordingly, the floor slab’s top edge could be at a maximum of 200.13 m above sea level, about 18 cm (7 inches) below the lowest point of the street. At this floor height and considering the slope of the building plot, there would be a height difference of approximately 1.30 m (4 ft 3 inches) between the house entrance and the driveway to the garage. As a result, the architect said the stairway to the front door would have extended up to 1.30 m (4 ft 3 inches) into the driveway.
After the architect explained this issue to me, I asked about possible solutions. He offered only one option: lowering the entire house by about 75 cm (2 ft 6 inches) to reduce the height difference between the entrance and the driveway. This would shorten the stairway’s intrusion into the driveway, allowing a car to pass by the stairs to enter the garage. I agreed, since the architect said there was no other alternative. I simply trusted the architect as the expert. After that, I received the building permit / planning permission.
When I was asked to sign the documents for the contractor again after the permit was granted, I took a closer look and realized that there had been another possible solution. If the entire building had been shifted about 1.30 m (4 ft 3 inches) to the left, from the street perspective—there was still space on that side—the house would not have needed to be lowered by 75 cm. This would have created a gap between the garage and the house wall on the right side. Naturally, I prefer the house to be only 18 cm (7 inches) below street level, not 93 cm (37 inches). Since this is what I want, I am now facing additional costs according to the architect: a flat fee of 500 euros for the developer, new site survey, new structural calculations, and a new building permit / planning permission application.
One might argue that I should have examined everything more carefully before obtaining the permit. However, one could also argue that the architect should have presented this second option to me. I am very interested in your opinion on this matter. How should I approach the cost issue with the contractor?
Thank you.
We plan to build a house measuring 8 m by 15 m (26 ft by 49 ft) on a gently sloping site. From the street view, the garage should be attached to the right side of the house, where the entrance door is also located. There is a 3 m (10 ft) distance between the house and the right property boundary; the garage should be built directly on the property line and adjacent to the house.
The building regulations from the local building authority state that the top edge of the floor slab must not exceed 30 cm (12 inches) above the highest ground level point where the building’s corner cuts into the natural terrain. Accordingly, the floor slab’s top edge could be at a maximum of 200.13 m above sea level, about 18 cm (7 inches) below the lowest point of the street. At this floor height and considering the slope of the building plot, there would be a height difference of approximately 1.30 m (4 ft 3 inches) between the house entrance and the driveway to the garage. As a result, the architect said the stairway to the front door would have extended up to 1.30 m (4 ft 3 inches) into the driveway.
After the architect explained this issue to me, I asked about possible solutions. He offered only one option: lowering the entire house by about 75 cm (2 ft 6 inches) to reduce the height difference between the entrance and the driveway. This would shorten the stairway’s intrusion into the driveway, allowing a car to pass by the stairs to enter the garage. I agreed, since the architect said there was no other alternative. I simply trusted the architect as the expert. After that, I received the building permit / planning permission.
When I was asked to sign the documents for the contractor again after the permit was granted, I took a closer look and realized that there had been another possible solution. If the entire building had been shifted about 1.30 m (4 ft 3 inches) to the left, from the street perspective—there was still space on that side—the house would not have needed to be lowered by 75 cm. This would have created a gap between the garage and the house wall on the right side. Naturally, I prefer the house to be only 18 cm (7 inches) below street level, not 93 cm (37 inches). Since this is what I want, I am now facing additional costs according to the architect: a flat fee of 500 euros for the developer, new site survey, new structural calculations, and a new building permit / planning permission application.
One might argue that I should have examined everything more carefully before obtaining the permit. However, one could also argue that the architect should have presented this second option to me. I am very interested in your opinion on this matter. How should I approach the cost issue with the contractor?
Thank you.
As it stands now, you can basically only raise the driveway and garage to house level by bringing in soil and building an expensive retaining wall with angles. This will cause conflicts with the neighbor and also requires a new building permit / planning permission. A one-meter-wide (39 inches) path to the front door from the property boundary along the house wall designed as a step-free disabled ramp would leave only two meters (6.5 feet) for the driveway, which seems too narrow to me. A retaining wall plus a railing would also be necessary there. Conclusion: move the house. Or have just a parking space at the street, no garage, no long driveway. Cars can also be parked outside, and a garden shed can be placed elsewhere.
M
Matthias954129 Jan 2017 12:43Thank you for your feedback, Nordlys. Once you received the building permit / planning permission, were you still dissatisfied with the architect’s design, if you don’t mind sharing? Could you roughly tell me what the disabled access ramp with railing you suggested would cost? My considerations are heading in that direction. Thank you.
Regarding your first question, no. We had discussed this back and forth for weeks with a friend, and then that was it. I can accept the compromises involved.
Regarding your second question, your general contractor (GC) should be able to tell you. Removal of stairs, delivery of sand, paving slabs, angle supports, railings. Savings on the building permit / planning permission fee.
Regarding your second question, your general contractor (GC) should be able to tell you. Removal of stairs, delivery of sand, paving slabs, angle supports, railings. Savings on the building permit / planning permission fee.
Matthias9541 schrieb:
I simply relied on the architect as the expert. After that, I received the building permit / planning permission.Matthias9541 schrieb:
When I was asked to sign the documents for the builder again after the building permit was granted, I took a closer look at the papers and realized that there was another possible solution. If the entire building had been shifted about 1.30 m (4.25 ft) to the left when viewed from the street side — there was still some room on the left — the house would not have needed to be set 75 cm (30 inches) lower, but on the right side, this would have resulted in a gap between the garage and the house wall.Matthias9541 schrieb:
Because I want this, according to the architect, additional costs will now be incurred: a flat fee of 500 euros for the general contractor, a new survey, new structural calculations, and a new building permit application.The problem is that you sign the documents for the building permit yourself, trusting that the professional will act responsibly and independently to achieve the best result for the client.
Mistakes happen—whether you can understand them or not. They happen—from the architect, the general contractor, and ultimately from you, who gave all those countless signatures.
What I don’t understand is why the general contractor now wants 500 euros? Was the surveyor already on site after the permit was approved? We also had our garage repositioned, and that cost us around 90 euros for the amendment approval—not for the general contractor. That was part of their service.
In this regard, I would try to talk to the general contractor—politely referring to a mistake by the architect… you are also interested in not making a big issue out of it. 😉
By the way, public construction blogs can be useful as leverage in such cases. 🙂
M
Matthias954129 Jan 2017 14:26I only add the ramp if the building structure is shifted to the left and there is a 3 m (10 feet) wide access driveway to the garage. The 500 Euro fee is a flat rate because individual drawings must be revised for the amendment to the building permit / planning permission. According to the architect, a new survey is required if the building structure is moved to the left.
What I’ve learned from this whole experience is that you apparently have to check the experts as well, but who can acquire the knowledge of a geologist, structural engineer, architect, and civil engineer alongside a professional and family life? I can’t.
ypg schrieb:
The problem is that you sign the documents for the building application yourself—trusting that the professional will competently and independently secure the best outcome for the client.
What I’ve learned from this whole experience is that you apparently have to check the experts as well, but who can acquire the knowledge of a geologist, structural engineer, architect, and civil engineer alongside a professional and family life? I can’t.
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