ᐅ Windows, exterior roller shutters, external plaster/render

Hello everyone,

I’m a bit confused right now and need your help. Here is the situation:

The house was completed last year, including windows and so on, except for the exterior plaster. The interior finishing and move-in are planned for February. Now the exterior plaster is supposed to go on (actually it was scheduled for October, but the plasterer never had time).

I have electric external roller shutters painted in RAL color. These have 3mm (about 1/8 inch) metal sheets on both sides, then there is the inspection cover. As my plasterer has installed the plaster guides, I wouldn’t be able to access the roller shutter box anymore without chipping away the plaster. Of course, I stopped the work right away.

My plasterer says that according to standards, the window must be plastered with at least 5mm (about 1/5 inch) covering, and since the shutter tracks sit on it, they also need to be plastered with the same 5mm thickness. However, I don’t want to risk breaking the shutter tracks out of the plaster if there’s a problem, and the roller shutter box must remain accessible.

I have also found a reference stating that external roller shutters should only be installed after plastering. Unfortunately, I can’t find this clearly stated anywhere so that I can show it to the architect. Do you have any information on this?

My architect, once again, has no opinion ... *sigh*

Is there any way to fix this situation? Being without roller shutters for 8 weeks would be really bad—the kids need darkness to sleep. Or do the shutters need to come off? Or is there another solution?

Regards,
Roger

Hello Roger,

as frustrating as this is, if I were you, I would remove the roller shutters, let the plasterer do their job, and then reinstall the shutters.

Anything else seems a bit makeshift, in my opinion.

Leaving a gap (moisture problem?) or, in case of repairs (which can happen occasionally), chipping away the plaster just shouldn't be necessary in a new house...

Best regards,

Dirk

Hello Dirk,

thanks for the feedback. If I demand this, I also need to have something in reserve to support the request. Because it won’t be me who removes the roller shutters and ends up with the warranty issues, but the window installer. And that brings us to the next problem. All the shutter motors are jammed inside, so to remove them, I would have to damage the wallpaper in every window and break a tile in each of the two bathrooms...

*grmpf*

Regards
Roger

Hello Roger,

Did you contract the individual trades yourself?

Do you have a site manager (perhaps the architect)?

Who arranged for the roller shutters to be installed before the plastering was done?

Are you really sure about dismantling the motors? Such a unit can also break down – it’s hard for me to imagine that a replacement would only be possible with such collateral damage.

Our roller shutter motors are accessible from the outside and below (after removing a metal panel).

Best regards,

Dirk

Hello Dirk,

Hired through an architect – but choosing that person was a mistake on my part… *sigh*

Coordination of the trades: architect

I haven’t disassembled these parts myself, I can only speak about my previous house – where I had to replace one once.

Currently, according to the latest update from my wife after the specialists’ on-site meeting (unfortunately without me): shortening the inspection panels – but that can only go wrong, I’m going to stop them from doing that…
This is what you call architect-supported backroom dealing.

Roger

Hello Roger,

Sorry, but if the architect is responsible for awarding the contracts and coordinating the trades, then, in my opinion, he should take full responsibility for it...

I would definitely not agree to any "improvised solutions" as described above. Roller shutters are especially sensitive to changes in construction – for example, their susceptibility to wind during storms. A whistling sound from the roller shutter housing would probably be the least of the problems.

The architect expects you to pay 100% correctly, so I would also demand a 100% proper service (without any shortcuts, to avoid using the term "botch").

Maybe it would help to remind him about his professional liability insurance...

Best regards,

Dirk