Builder issues - advice please

[JugglingChaotically]

So all went well for first 2 months. Ahead of schedule.
Architect monitored and confirmed regular valuations.
Then any variations became very highly priced
Then windows paid for not delivered
Turned out when we asked for proof of order (given none appearance and cash in advance) than they were only just ordered.
Ditto floor.
Now the work on site has slowed to almost snails pace.
Only plasterer there today.
Only electrician other day.
Was forecast to run 6 weeks late a week ago.
On Friday that was revised to 8 weeks.
What had been agreed was that we would move back 2 to 3 weeks before completion and remaining work would be external or around us.
What best to do?
There are penalties in contract but it seems to have no effect.

Happy. You really don't want to know.
I will post later when I can get my head round things.

Oh juggling, have some and and tell us all about it.

You will win out with this. It's not the best advert for an architect or construction project, but they are insured and you have a contract to beat them about the head with.

Juggling. I have no information or wisdom that can help you only a couple of thoughts:

1. Please don't feel like this is your own fault. You did the correct thing hired a builder and an architect to do the CA, so don't feel like any of this is your fault, even a tiny bit
2. Your experience seems to be really common. Small comfort I know. I have several friends who have variations on this experience. I think the root cause is builders often have excellent building skills but zero idea how to cost a job or manage cashflow.
3. This too will pass. (Our '6-8 week' build is in week 22 and I reckon we have 3 weeks to go) it's a slog though
4. Try to stay well

Your last post indicated you have had a rough time today. Poor you. Feel better soon.

At critical point in build this week.
DH looks ill.
I am at my wits end.
Yes. Architect has all approp affiliations and insurance.
Builder has insurance. Architect had copies from day 1 before this started.
Hope it's valid.

We have party wall non negligence insurance in addition to insurance for building.
Will check today what is covered for damage while empty eg due to holes in roof and absence of windows.
Worry about anything being fitted at this stage but it looks more like a derelict building than family house.
Can't have kitchen delivered. Too high risk.
Will be back later for advice on next stage.
Just can't quite believe we got into this mess.
As said by others it's not new - and builders behaving this way is not unusual. Sadly.
(Yes. Some good ones are out there!)
But should have thought this through. and seen the signs earlier on.

Oh juggling. So sorry to hear this.

That this experience is usual doesn't in any way reduce the stress.

Hopefully someone who knows whats going on will be along before too long with some proper advice.

So, the builder has gone off site?

Has the architect had a meeting with you and listed out what has and hasn't been done against your schedules?

Do you yet have a clear picture on the financial side of your budget and materials?

And have you served notice on the builders for breach of contract?

Have you also been to see a solicitor and recorded with the architect in writing that you are unhappy about te services provided?

So sorry it's such an awful mess x

Oh no

Sorry it's getting worse.

and and unmumsnetty hugs.

Juggling I do hope that you've had better news since you last posted.

Things are a bit better with my much smaller project. (Thank you RandomFriend for your advice.) I chased up the scaffolding with the building company dropping hints about getting alternative quotes and asking for definite dates for the scaffolders and other works to start.

There was a bit of a hiccup when I waited in all day for scaffolders who failed to arrive but with RandomFriends advice in mind I then kept phoning the company until they promised that they would arrive the next day. As indeed they did.

The builders did a couple of days work and then disappeared, again, leaving me waiting in all day to no purpose. When I looked at what they'd done it so far it didn't seem to accord with the steps listed in the estimate.

I got onto the company about the builders not turning up saying that I expected them to be there the next day.

The builders then phoned the next day to say that they wouldn't be there until the following day. I asked them to explain what they had done so far and what they were doing next from which it was clear that they weren't following all the steps in the estimate. They then came over and we had a discussion about that, talked in more detail about what was required and why. I explained my concerns and we've come to an agreement whereby they are going to do rather more than they'd planned to, not do one bit of the works listed on the estimate (which they say is not necessary) and that I will have an altered schedule signed by them as to what has actually been done.

Why does it have to be so difficult?

We've hit a watershed. Tried a meeting. Builder stormed out.
Tools down for several days.
Then it calmed down and all work back on we thought and an agreement on how to move forward.
Small progress. It looked really positive. For about 5 minutes.
Back to one man on go slow.
Plus increasing people with damp/mould.
Water leak on one place.
Not watertight in several.
And huge problem with damp in one room - that grows by the day.
No schedule for completion.
So. Enough.
Tomorrow we will serve notice of default.
Meanwhile it is unliveable.
No utilities, not watertight, not one room inhabitable.
No loos.
Financially dire.
And Christmas looms.

Funambulist. Well done. Little by little you will get there!!!

In a moment of madness I even started thinking of paint colours......

Juggling I'm so sorry. That is awful. Have you found another set of builders who can complete the job?

No. So all hope of being back in for Christmas gone

Builder ceasing trading ........

How awful! How did you find out? Is there any way you will be able to get the windows and flooring you paid for? How did you pay for them? Hop things start to look up for you soon.

Oh heck, I am so sorry to hear that. Although getting new builders in may be the way to get your project moving again. You need to try and get the windows that you have paid for. I would call the window company and find out if the order has been made and paid for. If so you may be able to get them delivered to your site. Otherwise you need to urgently get a claim in. The link below may have some useful info for you.

www.adviceguide.org.uk/scotland/consumer_s/consumer_common_problems_with_products_e/consumer_trader_stopped_trading_s/trader_has_stopped_trading_or_gone_bust_or_you_want_to_know_the_type_of_trader_s.htm

2plus1 thanks for the advice.
Charleston. He texted me.
Thought he'd pull through

Architect is going to do a baseline valuation so we know

1. what works are done - versus payment
2. work to completion so new contractor can quote

Now I thought this was standard stuff for architect .
But now understand it might be better with a QS?

Which is correct??

HappyGoLuckyGirl, any chance you are around?

So builder has said he has ceased trading but we seem to be stopped by proceeding with another contractor as we have to wait 9 days!
Site is in a terrible state and we can do nothing.
It's not watertight.
2 days to wait for notice of default to have been deemed to be received and then 7 days to elapse.
Nightmare.
Anyone know if there is a way to move more quickly - it's JCT minor works contract.
Help??????

We have tried asking him to confirm in writing, waive notice etc. No reply.

Juggling, I am sorry to hear this, sounds awful. But at least you have clarity I suppose? Seems wrong to me that you have to let the site deteriorate for 9 days - can you at least get it secured and made watertight (in the same way as people do after burglaries) and in the meantime get on with securing new contractor?

Yes, I would have thought that was exactly what the architect should have been doing all along if they were managing the contract. Assessments at regular and frequent intervals.

Good luck, I really hope things go more smoothly for you now.

Lalsy, thanks.
It appears we can do nothing.
It's awful.
And yes. I do feel horribly let down that the architect let it get into this mess.

Can anyone help with my question below. It's a nightmare.

What if they had left it unsafe Juggling? Presumably you would be allowed to make it safe then? You probably have already, but I think I would ring: insurers, RIBA, a solicitor specialising in this, CAB, whichever trade body the builder belongs to if any. What is the worst that could happen if you get the site secured without your builder saying OK? What does the contract say about default or about safety and security?