Builder hasn't finished and has now gone silent

Benji35

Hi All!

asking for advice after having a bad time with the builders.
After having an extension built (which took 6 months too long) we have moved back in but still have a huge snag list and are not happy with the quality of the work done. Poor plastering, wonky tiling etc and are still waiting for building control approval.

Our architect was also employed as our project manager/advisor/man to submit plans and building control docs, and having finally moved back in and settled I chased building control today to find out what was up and they said that they emailed our architect back in January saying they needed:
1.new structural calculations as a steel beam was 3.8m not 3.5m
2. we need to show that cavity trays were installed all around the new flat roof
3.confirmation (they need to see) roof structure of flat roof (sizings, fixings, roof light support3. roof insulation and ventilation.
4. Floor structure, joist/insulation/ventilation etc.

We also have issues with terrible wonky render on the outside that got laughed at by someone I got in to quote to have it re-done.

The electrics and plumbing have all been done by 'competent persons' and we have building control approval for them. Its the structural issues that are the main problem and obviously the cosmetic problems with regard to the finish. Also despite it being on the Building reg notes we have no extraction to 2 of the bathrooms, the list goes on...

SO will building control make us pull up our floor to see its structure?
Take up part of the roof so they can see how it is made?
If calcs are wrong and beam support is inadequate then we are in a whole world of trouble.

I have emailed the original structural engineer about this and await a response.

I am 99% sure that the cavity trays were not installed (despite these being on the building control submission etc).

So I know that its the builders responsibilty to correct all of this and we should give him 'reasonable time' to do so but he is not answering calls or emails and if we keep getting the silent treatment we are a bit stuck as to what to do.

I am contacting other tradesmen to come and quote for the remedial work that needs to be done and all the work that Building control want.

So I guess advice on the whole situation please!
We were naive and far too trusting up until this point and just want to get it all done and dusted.

peter_the_piper

I hope you have not paid all the money to the builders, you don't normally until its signed off.

Benji35

Still got the final 20% to pay....

pgoncalv

This can be tricky as it is not clear what the contracts you made are. Hope you have paperwork of contract with the builder, invoices/receipts. Or were the builders arranged by the architect?

Was the architect hired to manage the builders? What is he saying? Why did he not keep you informed of what was happening? Is he a member of any industry association? Are the builders members?

Is the building control council or independent?

Before going for extreme measures like court, try to engage all parties in writing and set reasonable deadlines for responses.

You may also want to propose arbitration and give time, etc

If some work is urgent, you need to get several quotes so you can subsequently show you were reasonable.

Be prepared for the builders to try to claim money back from you in case the cost of delays, loss of earnings, etc is not handled by your architect.