Problem builders

babyblade41

Quite a long thread but is necessary to provide enough info for any replies.
I had a set of architects to draw up plans for a granny annexe in my home. It wasn't a difficult build but quite extensive.
Had 5 tenders in and although not the cheapest we felt comfortable with this particular firm and could start pretty much straight away.
Start date was Novemeber 11th 2013 on the contract a 10 week build time was given.

We were letting my mothers house and tenants were arranged for end of February giving more than enough time to complete.
Things were pretty slow leading up to Xmas with only 2 people on site and only 1 qualified.
We were left for 6 weeks with no roof or upstairs just a tin roof suspended upon scaffolding.

Payment structure was every 2 weeks with the first payment at the very start.

We were always well in advance with the payments than the cost of the build at each stage.
The last payment obviously couldn't be paid until the job was complete.

Fast forward to now when they have come up with the final payment bill and this is where it goes horribly wrong.
Along the way there have been many problems and my Mother had to move in without it fully completed, as she was soon to become homeless.

The bill is for the full amount even though they have not supplied all that was on the tender, this includes kitchen, bathroom, white goods windows, doors and large heated towel rails which were all supplied by me as time was running out and their competence was in great doubt.

They have had to re-do the rendering as it cracked within a week and a lot of the plastering ( They didn't remove the door frame or hinges of a door that was being blocked off)

The rendering which was patched up was a different colour and has cracked again.
We have a leak coming from this cracked rendering when it rains which has made a large patch of about 3ft on the living room ceiling dis colour.
Window beading which they broke before Xmas is still broken.

The garage doors which on the spec should be solid timber and they have put garden shed doors on that have now warped.

£1000 was for a new front door, I didn't get to choose this and an extremely cheap trade door that doesn't shut properly was put in place. Not even the right colour I wanted

The front door leads into the porch but the threshold is so high it is dangerous and we can't even put floor tiles down to build it up as it will then be too high for connecting doors to clear. All of us have tripped over this and as my mum isn't well at 78 we have had to arrange for another patio door to be put in so she can get outside safely
Still not been signed off by building inspector and no electrical safety certificate as the electrician hasn't finished
The tender was laid out in such a manner that it was quite easy to see an amount for each room and for what.

I returned the invoice, although in reality it was just a piece of paper with a typed amount on it with my revised total taking off what I had supplied.

They have contacted my husband for a meeting tomorrow night to discuss the bill but at no point to discuss the problems with the build.

I really don't want these people in my house anymore and would really rather get some quotes to repair the damage and then remove this off the final bill.
Nearly 21 weeks and what is completed is dreadful.

I'm wondering if there is anything I can do now as they are disputing the final payment although I do have proof of everything I paid for or supplied myself and what can I do to rectify the problems that I now have.

Many thanks in advance

ThumbRemote

You are going to have to let them rectify the faults if they wish to do so. You can't unilaterally terminate the contract.

Make an itemised list of all the issues in advance of the meeting, then you control the agenda and can go through them one by one.

babyblade41

The problem is they have already tried to rectify the rendering, they have done it twice now. The porch can't be rectified without it coming down !!
They won't replace the doors and although I itemised everything they still don't agree

Thanks

arcon5

Is there an independent body or anything than can inspect it ?

babyblade41

we will have to get some quotes to rectify matters as the faults are quite extensive

comeandgo

Who was your project manager? Who set up the tender documents that were priced? Why did you go with the company you chose? Are they members of any federations?

arcon5

Get some quotes for remedial work (itemised) and use them at the meeting.
I'd be cautious when proceeding though if they dispute the need for works

babyblade41

I will have to get quotes but won't be able to do so before the meeting.

I had the plumbers back in to check that leaks were not coming from new pipe work and we can see that where the leak is occurring is no where near any pipe work.

The faults are easily identifiable.

Project manager_: This has been our argument from day one. One of the owners of the company was on site at the beginning but his argument was he only does the building and not the organising.

Reason we went for these builders were they were recommended but obviously for smaller extensions.
The independent BI we used also said that unless he'd seen with his own eyes what had happened he wouldn't of believed it.

He thinks they have been a victim of their own success, taking on too much work without man power to cope then using outside contractors who weren't busy to finish off jobs for them.
There's a reason why plasterers and roofers aren't busy!!

Thank you for all the replies and this evening after taking some independent advice as too how to conduct the meeting I will post what happens.

We were advised as said to have a printed agenda.

Bullet point the faults first before even discussing final payment as final payment is not made until job is finished and snagging list is complete, then and only then does the 3 month retention period start

We still have an inspection hole underneath a ground floor window as we have had a large amount of cracking . The timber structure was resting on the window frame. BI wanted to wait 5 weeks to see if there was any more movement still happening.

We have to have an expected time span for the meeting as well, if we can't get through the first points with success then it's probably going to be like through every point.

It's very streusel as the build was quite an emotive one which they knew of and time was important.

RosiPossum

I'll read your post to my dad. He's a builder and would be horrified! I don't know your consumer rights but maybe he could offer some suggestions when he gets home later

babyblade41

Thanks, it would be interesting to see what a builder makes of this.

There are a lot more remedial works but to be quite honest we have let these go by the wayside as they'd be here until next xmas

After heavy rain we are actually losing the render at the front of the house, it rubs off on your hands,

Could this be the wrong mix and why it's cracking ?

mumlady1

Hi Babyblade
I'm so sorry to hear about your builder situation. We have a problem with a builder at the moment which I think will be going to court shortly. I sincerely hope your case doesn't have to go that far but can I offer you a little advice based on what we have learned so far?

Please don't try to sort this out just based the chat at a meeting. You need to make sure the remedy for each fault is put in writing at the meeting & ask the builder to read it through & sign it at the end of the meeting. This should help to avoid any 'he said she said'

I would also suggest that you send them a copy of these 'minutes' by recorded delivery and note in the letter that you would like the faults rectified by them by a certain date or they will allow you to employ another builder to rectify & they will cover the cost.

I understand that you probably want to settle this amicably & by discussion if you can but I thought this too & I'm now fiinding that it's not possible

You can still be pleasant about it but at least if you have written proof of your discussions that will help you later on if things go belly up. Hopefully though, it won't get to that stage. Good luck!