Garden room overhang

cazasjohnston

I have a base built for my shed, I was getting one for this but he advised me he will do it

ThisIsWeird

You do know you are in a bit of a pickle, don't you?
Your builder ain't going to be happy, and will likely claim all sorts - it could become quite fraught.
But, remind yourself - this job is unacceptable in more ways than one. The main issues are the encroachment - the trespass - over your new neighbour's land. And, the room's base - or lack thereof. And then the forensic folk on this forum found some very basic construction issues, and poor choice of materials.
So - it's unacceptable. Remind yourself of that.
Which, of course, leaves only one option, and that's to have it redone.

Did you reply to whether you have LegProt? 
From this second on, record every conversation you have with your builder - do this secretly. Use your phone, or buy a discrete recorder - £20 on eBay.
YOU keep your head, and find a few mantras to keep bringing the issue back to the important points:
The shed base consists of 'blocks' sitting on bare soil. They will sink at different rates, so the whole building will distort over time = cracks, sticking windows and doors, and worse. These are timber blocks? In which case they'll rot, so the collapse will be even more dramatic. 
It's in the wrong position. You are not the sort of person to be so presumptuous and entitled to think that this is 'ok', even if a current neighbour was fine with it. You just would not do this - ever. You would also not assume that a new neighbour would find it acceptable, even if an existing one gave you the go-ahead. What's more, you'd want unfettered access to the whole outside for maintenance. 
The good news is that either of these two main issues are unacceptable on their own, but both need resolving in the same way - the shed needs to be dismantled, moved or lifted whilst new groundworks are put in place, and then restored in the correct position.
Ok, 'so why didn't you say anything before now?' (a), you did, and (b) they are supposedly the experts. 
Write down a chronological account of what took place, with every conversation you had with them as verbatim as possible, dated and timed. Refer to any evidenced comms - emails, texts, etc.
And take a deep breath.
If 'action' is required to force them to redo this, then be confident that no judge or adjudicator will side with the builder regarding these 'founds'.

Ok, what outcome do you want? If they agree to dismantle, put in a proper base, and rebuild (away from the fence), would that be acceptable? Or do you want shot of them?
Get the options clear in your head, because you may need to make that decision.
They have, of course, bought most of the materials, and much of it looks fine and reusable. So, you may be able to find an alternative joiner who'd be 'happy' to take on the project and reuse what's there. Possibly.

1) What was the quote for the whole job?
2) How much have you paid?
3) What does the quote say - what detail is in it?
4) Do you have LP...

cazasjohnston

Thanks for your response, sorry I don’t know how to reply to a message yet. 

I’m not sure what legprot is?
the quote was 12.5k and we have paid 10k. He was pressuring use for more cash. He hid his poor workmanship on the side behind pallets and other junk. The electrics and painting still need doing. I’ve attached the quote, all that’s missing is 5k for materials and 1.5k doors and windows. This is all on my wife’s phone 

cazasjohnston

Forgot to add the photo 

Doozergirl

I don't know what to say.   I wouldn't have them back. 

FreeBear

cazasjohnston said: I’m not sure what legprot is?

the quote was 12.5k and we have paid 10k. He was pressuring use for more cash. He hid his poor workmanship on the side behind pallets and other junk. The electrics and painting still need doing. I’ve attached the quote, all that’s missing is 5k for materials and 1.5k doors and windows. This is all on my wife’s phone 

"legprot" - Legal Protection. We suspect TiW gets commission on the sale of this bolt-on to household insurance. For many people, it can be a worthwhile addition.

If the shed is going to be moved or dismantled, you don't want the plastering & electrics done just yet. So hold fire on the finishing touches until the issue with the lack of a base has been resolved.

the_lunatic_is_in_my_head

Doozergirl said:

I don't know what to say.   I wouldn't have them back. 

I would agree, it really wouldn't have taken much for that side cladding to be level and if that is the standard of the finish on the outside I wouldn't trust their ability to plaster, paint or perform interior carpentry to high standard either. 

OP I think part of the issue here with the base is they are going to say you didn't pay for anything else but ultimately services must be carried out with due care and skill, they should have known what type of base is required and included it in the quote.

Even if they (falsely?) claim you refused it and didn't want to pay for it, in such an instance they should walk away from the job, a trader can't do a poor job and then blame the customer for not wanting to pay a certain price. 

You need to highlight the problems before any further work continues and insist the standard, particularly for the base, isn't acceptable. It's easy to let your concerns get swept aside to avoid confrontation but ultimately you've paid a lot of money for this, it shouldn't overhang the fence, it shouldn't be propped up on random bit of concrete and the cladding on the side should be level.

If the guy refuses to acknowledge or fix the issues you need to get someone else in to do so and claim the cost back as a price reduction via small claims.  

MikeJXE

Doozergirl said:

I don't know what to say.   I wouldn't have them back. 

Totally agree.

It needs to be stopped now before you hand over anymore money, at least you can save a bit to fund correction works 

Section62

....just to add, before spending more money on getting the job redone correctly, make sure you first clarify the situation with planning and the building warrant.

With the shed included as well it appears you must be close to the 50% limit for permitted development (assuming PD rights exist) and moving the garden room away from the fence will bring it even closer to the house which may trigger other planning/building warrant issues.

the_lunatic_is_in_my_head

https://www.planningportal.co.uk/permission/common-projects/outbuildings/planning-permission

Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.

Maximum height of 2.5 metres in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwellinghouse.

Second part might be of concern depending upon the overall height.