Builder built the wrong thing

[beggingforsleep]

I really like my builder but i think the team are tired, have a lot on and attention to detail has been a bit off at times. To date I've let things go. Not big things, and I've made them rebuild a window opening once but now I'm really annoyed and would love some advice on next steps.

Our long awaited windows and doors have just gone in downstairs. But as they were going in they looked a bit short. The doors are only just over 6ft with window lights on top but the whole area was supposed to be huge in my mind. So I measured. The door opening was supposed to be 3.5 meters wide by 2.4 meters high. The doors were supposed to be 2.1m with top lights on top (and side lights). But it's not. The opening is only 2.1m total so the doors are much less. It also means that the picture window and kitchen windows are 30cm too short as those openings align.

Was I supposed to measure the holes??? Am I supposed to check the builders work? And what now? I've spent a fortune but the patio doors look squat and anyone over 6ft will have to duck to get through them. I'm also losing light.

This has been a big project. A total renovation and extension. We have no money left. We're on the final stretch. Obviously I'll speak to the builder on Monday but I could cry. What happens in this instance? Is it his fault or is it mine for not checking? He's a main contractor, we're paying over the odds to have him. Can I make him redo it? It's 9k worth of windows and doors and we're finally watertight.

Gosh it sounds similar to our extension that has a 30cm lower ceiling than planned. In that case the builder had had the architect redraw it but hadn’t told us, they had given new drawings but without dimensions on.

Did you builders make the openings the size on the plans? The window people would have made windows to fit the openings in my experience so it depends what the builder had built. In our extension they also put steel too low because it was easier so it might be they were building it the easiest way rather than what was on the plan.

We also lost a lot of sleep, it was a rubbish time but you will have to get through it.

I really don't think you should have to go round every day checking the builders' work, that's what you're paying the Project manager for. If it were me I'd be asking him to rectify the whole thing.

@Oblahdeeoblahdoe

I really don't think you should have to go round every day checking the builders' work, that's what you're paying the Project manager for. If it were me I'd be asking him to rectify the whole thing.

Since when do people hire project managers for a normal domestic project?

No-one I know has ever done this. Project managers cost a lot, and it's not worth it for a standard domestic remodel or extension.

@Oblahdeeoblahdoe

I really don't think you should have to go round every day checking the builders' work, that's what you're paying the Project manager for. If it were me I'd be asking him to rectify the whole thing.

I can't decide whether you've (a) never had any domestic building work done yourself, or (b) you're so wealthy that you genuinely think it's normal to hire a project manager for this type of job.

@cloudtree do you get out a tape measure/laser measurer?

My tape measure is permanently in my back pocket and I have one in my handbag too. I’m not saying it’s your fault but you would have been able to see 30cm

Anyone who employs a main contractor employs a project manager. That's what they do. They order the necessary materials, they get the necessary trades there when needed, they order windows etc. They project manage. That's why employing a main contractor is more expensive.

I should probably clarify my statement above:

Project managers cost a lot, and it's not worth it for a standard domestic remodel or extension - provided you are happy to do the checking / project management yourself.

Everyone I know has taken the same approach as me and @cloudtree - manage it ourselves through the builder (building usually managing the other contractors and organising timescales for getting the right trades in), and double check that everything is proceeding correctly as the work happens. Including using tape measures and checking the location of things like pipes and wires.

The builder as main contractor manages the other trades, yes. But you still need to manage the builder.

Builder built wrong size opening and the doors don't meet regs.... its his problem to sort out 100%

@CSJobseeker you're wrong on both counts

Just giving this a bump in case anyone has any advice today.

We had an extension built last year and one window is 300mm to the left of where it should have been 😡 And that was only one smallish side window.

My advice to you is: get this sorted now before any other work is done around it. Get the windows out, get the opes made right, and get the correct windows in. The builder is to rectify the opes at his own cost and you can haggle over the window costs with the starting point being he pays for them.

You can sell on the incorrect windows or give them away. They won’t necessarily be wasted.

I go to our site at least once a day and I still miss things. It needs constant vigilance to oversee work.

My builders are fantastic, but there is so much going on and so many people to coordinate, you still need to watch/measure/tweak.

Hope you get the doors you're hoping for. They sound great.

If the frames are too thick, also visit the showroom again. If they haven't made what you asked for style wise, you may get lucky on the remake!!

The doors have to be re-done and 'wasted' regardless (due to not meeting building regs). So the options for the new doors are either to have the doors fill the existing opening, or increase the size of the opening and have the doors/windowlight you wanted. The builder will have to pick up the cost for whichever option you go for - he's given you doors that don't meet building regs (= onus on him to rectify, as he is the professional who is responsible for adhering to building regs) and given that responsibility is established and new doors are needed anyway, he should re-make the opening to the size agreed in the architect's drawings (which won't actually be very expensive for him - re-use the lintel, a couple of hours work, so I think he'd be happy to do that).

I'm wondering if your 'compromise' with the builder (and with your anti-waste sentiment) therefore should be the other kitchen windows? Visually, I assume the top of the windows would (once the new doors/windowlight is in) line up exactly with the door/windowlight dividing strip? Would that look okay externally/internally (i.e. is that something that someone else might have actually specified intentionally?). Have you lost too much light? (bearing in mind you will have regained the door windowlight light you are currently missing).