Builder BS about building regs - how do I call it?

[TodgyCat]

Help, please -- my builder is responsible for our new sunroom meeting building regs. The windows breach regs and I don't think they're good enough. Now he is trying to say the windows were just mislabeled - what do I do?

When (4 months late) the windows arrived and were fitted, I noticed their labels said their U value was 2.8 - not what I would have chosen and in fact breaches building regs (which demand 1.6). Foreman onsite said they must be ok. I spoke to building regs - builder had told them it is an unheated conservatory which is exempt from regs. Made them look at the plans and they agree it is NOT exempt, as it has a solid roof and heating. They say windows should be 1.6. Which is the minimum I would want!

Builder has now come back with "the labels may have been incorrect".
I'm doubtful. I will have to ask him to prove what the U values are (invoice from his window supplier?)... but what should I do? The room is boiling hot (solid roof with lantern, lots of windows and ok it IS v hot just now - but I was concerned about this at the outset and wanted good glass to counteract it). I asked about reflective glass early on, but was treated as an invisible female, which I battle constantly with him (because I ask good questions, best way to deal with me is to pretend I'm not talking).

He has to meet building control regs though -- surely he can't get away with saying the labels are wrong?!?!?

Pretty furious. We're paying him 120K for this and it looks as if he cut corners just to get cheaper windows. It will cost a lot to change now, I understand that - the windows will have to be refitted which will require a lot of exterior redecorating - but it is his cutting corners that caused this (plus me noticing and checking regs). I'm very uncomfortable that I don't believe him...

Where can I turn? Lawyer? (horrid idea). He is also rebuilding the rest of my house after a burst pipe, on insurance, so the relationship is extensive and fraught and I have been living in 3 rooms for 18 months - another story...)

No architect, usually we are asked to decide every tiny thing, windows just appeared one day with no discussion...

Thank you roses2. I have now figured out that he is pushing us to install exterior doors INSIDE the extension, to current rooms, because if he does that he doesn't have to meet regs, the extension is not seen as in use all year round. His stated reasons for this have been "exterior doors will look nicer, and be easier for us to fit" - not "this gets me out of a mess with building control on the windows". I think the reason is the latter.

I'm going to try to have a civilised discussion and try to split the cost of fitting better glass. I just got offered a job after a year looking, (DH doesn't work) so feel I can afford the full cost if I have to.

Don't start offering to pay. He hasn't completed what he was commissioned and paid for. Installing exterior doors means effectively it isn't part of the house, just like conservatories as technically classed as temporary structures.

Stop payments to him until he resolves it to the spec agreed. I assume you have a contract outlining this and the specification?

Installing exterior doors will cause issues if you ever sell. Insist on what was agreed!

@roses2 - can you explain a bit about issues selling... my trouble is that there isn't a written contract (I know...).

Builder has avoided me ever since I said I didn't want external doors. One of his tactics is waiting to the last minute and then saying he needs agreement today or all work will stop. We are now so late I'm not sure I care if work stops, but it is very stressful having it all go on so long (flood repairs we are at month 17 with second builder, extension we are at month 9). We have lived in 3 rooms with no kitchen for almost 18 months. We have both been ill as a result of the stress. I can't face talking to the builder again (after 4.5 hours of it on Friday, him pushing for the external doors) but it has to be done.

Thanks to people for the bolstering, it needs to come from somewhere...

Having external doors internally mean the extension won't be classified as part of the house by building regulations.

Regardless of whether there was a written contract or not you still had a verbal agreement. Start documenting things and making check lists for yourself of what you agreed would be installed and what he has actually installed (with proof) so you remember and give this to him. Start asking him to re-do things if they are not correct to show him you won't accept shortcuts otherwise he will walk all over you.

Can you afford for him to walk out? Are he / his team off doing works on other projects?