urgent advice required/width of extension

Furts

casper_g wrote: »

Wow.

Did the building inspector and 'architect'* agree with the builder that there was any reason not to build what was shown on the drawings? If not, ask the builder what he intends to do about it.


*Doesn't sound like any architect I've ever worked with!

A typical scenario is a technician, or designer, draws up the requirement. This contract is with the home owner. The Building Inspector has an Application from the home owner, the fees are paid by the home owner, the inspection calling in is the responsibility of the home owner. Neither have a contract with the builder and both answer to and act for the home owner.

Controlling the builder is the responsibilty of the home owner. To aid this process one undertakes due diligence before work is started in order to vet and weed out cowboys, agrees inspection regimes, compliance. payment terms and so on.

It sounds to me OP is not able to control the builder. If so, it was unwise to take on such a builder in the first place. OP had the opportunity to engage professional help before work was started, but appears not to have done this. This is a common situation, but consumers cannot penny pinch and then complain that things are not progressing as they would like.

lush_walrus

rabialiones wrote: »

well building inspec. been and architect and they think I am just creating a fuss over 4-6 inches difference, I have explained that its the gap that's going to be created if next door build as well, but no-one seems to be taking me on board

It's nothing to do with the inspector, the inspector is there only to check that the extension meets with building regulations (I suggest you have a look at them as you are working blindly at the moment) they do not care at all about the size.

And do you actually mean 4 to 6 inches as in a third to half a ruler is the difference?

Have you served notice on your neighbour as is required under the party wall act? I still feel like you are miss understanding the role of everyone.

Planner agrees to the size and shape of a proposal - they do not care not pay any attention to the legalities of what you are proposing. It is assumed you will do that. Once permission has been granted, the council via a planning committee apply conditons for any areas that they wish to be developed further before permitting the development to commence.

Building control & inspectors - this may or may not be your local council, there are lots of private companies who carry this out also. Their role is to check your proposals in drawn form meet the regs. These are documents that inform of a minimum standard of building quality, they were introduced to control the quality of building. Again they will not care at all about anything other than that - ie asking them if they are happy it is 4 or 6 inches smaller will only ever end in it is nothing to do with them.

Party wall - this is a legal requirement the act is there to protect your neighbour and to prevent anyone from damaging a structure or encroaching onto land that belongs to someone neighbouring a development. There is a proceedure to be carried out prior to commencing the development. You are building in a location that this is very likely to be required have you looked into this yet?

Your Architect - under what level of service have you employed them? Are they productive packages of information to ensure compliance or just bits here and there?

Your builder and your contract with them - this is vital you understand what is in it. It's not just there to protect you, it's also there to protect toud builder so no you can not just sack them as the majority of this thread is goading you to. Inside the contract will be something regarding dispute resolution and how you have agreed to handle it. Get your contract out, make sure you understand it and understand the scope of works your builder is providing and the intervals you are paying etc.

Not understanding all of this will cost you dearly if you are not careful. Depending on the scope of works the architect has you may have them to lean on and / or them to go to to sort things that arise. If you don't and you are on your own you are heading for disaster without understanding the basics of the process you are in.

Furts

lush_walrus wrote: »

It's nothing to do with the inspector, the inspector is there only to check that the extension meets with building regulations (I suggest you have a look at them as you are working blindly at the moment) they do not care at all about the size.

And do you actually mean 4 to 6 inches as in a third to half a ruler is the difference?

Have you served notice on your neighbour as is required under the party wall act? I still feel like you are miss understanding the role of everyone.

Planner agrees to the size and shape of a proposal - they do not care not pay any attention to the legalities of what you are proposing. It is assumed you will do that. Once permission has been granted, the council via a planning committee apply conditons for any areas that they wish to be developed further before permitting the development to commence.

Building control & inspectors - this may or may not be your local council, there are lots of private companies who carry this out also. Their role is to check your proposals in drawn form meet the regs. These are documents that inform of a minimum standard of building quality, they were introduced to control the quality of building. Again they will not care at all about anything other than that - ie asking them if they are happy it is 4 or 6 inches smaller will only ever end in it is nothing to do with them.

Party wall - this is a legal requirement the act is there to protect your neighbour and to prevent anyone from damaging a structure or encroaching onto land that belongs to someone neighbouring a development. There is a proceedure to be carried out prior to commencing the development. You are building in a location that this is very likely to be required have you looked into this yet?

Your Architect - under what level of service have you employed them? Are they productive packages of information to ensure compliance or just bits here and there?

Your builder and your contract with them - this is vital you understand what is in it. It's not just there to protect you, it's also there to protect toud builder so no you can not just sack them as the majority of this thread is goading you to. Inside the contract will be something regarding dispute resolution and how you have agreed to handle it. Get your contract out, make sure you understand it and understand the scope of works your builder is providing and the intervals you are paying etc.

Not understanding all of this will cost you dearly if you are not careful. Depending on the scope of works the architect has you may have them to lean on and / or them to go to to sort things that arise. If you don't and you are on your own you are heading for disaster without understanding the basics of the process you are in.

An excellent reply and I second it. I have stood up for the Building Inspector in an earlier post, and then both the designer and the Building Inspector in a subsequent post.

I appreciate that on a consumer forum I will not get plaudits for doing this. But I post in the interests of a balanced argument and the notion of fair play. So often platitudes and deemed more appropriate, but it is this mindset which frequently leads to problems in the first place.

teneighty

I fail to see why people are discussing the role of the Building Inspector and the Party Wall Act. Both are totally irrelevant.

The only issue is the Builder has moved the flank wall of the extension contrary to the drawing and has given a totally bogus excuse for doing it.

Either the OP forces the builder to correct his mistake free of charge or negotiates a price reduction to reflect the reduced size of the extension and any associated losses.

lush_walrus

teneighty wrote: »

I fail to see why people are discussing the role of the Building Inspector and the Party Wall Act. Both are totally irrelevant.

The only issue is the Builder has moved the flank wall of the extension contrary to the drawing and has given a totally bogus excuse for doing it.

Either the OP forces the builder to correct his mistake free of charge or negotiates a price reduction to reflect the reduced size of the extension and any associated losses.

How exactly is a party wall not applicable when the OPs proposal is to build to the boundary?

Furts

teneighty wrote: »

I fail to see why people are discussing the role of the Building Inspector and the Party Wall Act. Both are totally irrelevant.

The only issue is the Builder has moved the flank wall of the extension contrary to the drawing and has given a totally bogus excuse for doing it.

Either the OP forces the builder to correct his mistake free of charge or negotiates a price reduction to reflect the reduced size of the extension and any associated losses.

We only have one side of the argument here, and a key is neither the Building Inspector, nor the designer seem concerned. This suggests it could be OP who is on a hiding to nothing.

Equally the builder could be correct, and there could be an overhanging verge, or soffit, or gutter, or drainage, or other reasons preventing building to the boundary.

OP has not produced a dimensioned drawing for us to see, nor a measured survey, nor any photos.

Neither has OP sought professional guidance to ease a smooth passage through the build process.

All these points leave me, lush walrus, and no doubt many others to suspect OP has brought this on themself. Indeed, there may be more to this than meets the eye.

It is easy on a consumer forum to get constant knocks to those working in the construction industry. I repeat what I have said many times before ...cowboy builders cannot exist without cowboy consumers to fund them.

fezster

rabialiones wrote: »

well building inspec. been and architect and they think I am just creating a fuss over 4-6 inches difference, I have explained that its the gap that's going to be created if next door build as well, but no-one seems to be taking me on board

Is the architect agreeing with the builder that building up to the boundary is not possible? In which case, tell the architect he has been negligent by producing drawings to show otherwise.

Or is he saying he doesn't feel 4-6 inches is worth arguing over? In which case, tell the architect you haven't paid him for his advice on what he "feels", and that he either stands by his drawings, or gives reasons why they are incorrect.

OP - as others have said, you need to be more confident in your dealings with these people. Especially the builder. Otherwise, he will do as he pleases and continue to cut corners. If you do not feel confident, then call on family or friends to help you. And if that is not possible, then pay money for a professional to come in and manage the project for you.

rabialiones

My other concerns are plants growing in gap that has been left

teneighty

rabialiones wrote: »

he says we have to leave gap by law for access for any repairs

No mention of Party Wall Act, no mention of overhanging eaves or drains or rare species of newt or phase of the moon or what colour underpants he was wearing on the day he set out the extension.

If we are going to start making stuff up just to confuse the argument I would like to suggest that there is currently a shortage of aerated concrete blocks. The builder could not find enough blocks to build the full width extension so he decided to make it slightly narrower.

Tough luck on the OP.

rabialiones

teneighty wrote: »

No mention of Party Wall Act, no mention of overhanging eaves or drains or rare species of newt or phase of the moon or what colour underpants he was wearing on the day he set out the extension.

If we are going to start making stuff up just to confuse the argument I would like to suggest that there is currently a shortage of aerated concrete blocks. The building could not find enough blocks to build the full width extension so he decided to make it slightly narrower.

Tough luck on the OP.

there has been no mention of party wall act etc, all he said was that he has to leave a gap by law.

he is a member of fairtrades , would this be of any help, I have tried to contact them, but it just goes to voicemail.

http://www.edenwood-building-services.co.uk/assets/images/extensions/house2.jpg

was hoping for something like this