Architect made mistakes with our extension just coming to light as build starts - WWYD?

[MyBottomDecides]

We've had the longest ever train on our extension project due to pandemic, needing to get the ££ together, rising costs etc; now finally underway. Architect drawings done and planning granted maybe 2 years ago. At the time, I was nonplussed by various errors that we spotted and had to correct on the drawings. He's never got my name right on a piece of correspondence yet. I had to personally call the pmanners after 2 rwhextions to ask what they wanted to see and amend the drawings with the (minuscule) changes accordingly. But I can live with that. Since the build has started it's emerged that:

The back wall is about 50 cm away from where it should be - should line up with next door's (semi detatched) extension and it's well clear of it

The sills are the wrong height on the windows, which the builder noticed and corrected.

I'm worried the wall being too far back will have implications for the roof line and crowd the top of the windows.

We also didn't have a building regs application in, which I know isn't necessarily the architect's responsibility alone, but I would have thought the need for it would have been brought to our attention by one of the professionals involved - as it was the building had to Halt for a week while I asked the architect to make the application which incurred extra costs.

The architect was paid long ago. Do I have any recourse for the mistakes now coming to light, or do I just hope that's all of them and they aren't too bad?

You have my sympathy. My architect fucked up a major measurement involving our staircase. 30cm out, which was massive for the particular issue. Thankfully the builder was very good and spotted the issue and worked through a solution.

I spoke to the architect who got really defensive. I couldn’t be bothered to pursue, as she was useless on so many areas.

Good luck for your build!

Thanks TowelChair... sounds like it could have been a nightmare. So you didn't find a way to get anything back from your architect?

I don't want to pursue this put of pique, life's too short, but I don't want to be any more out of pocket because of the architect's mistakes.

I think the Architect needs to know where he’s gone wrong ..ask him if he can come out and meet you on site to chat through some details (he can also check if there’s anything else he might have done wrong). If he’s understanding and reasonable, he’ll work with you…

I can ask him, and I'm sure asking him to check for any other errors is a more constructive approach than my knee-jerk grump reaction!

Just remembered, another mistake was that the two identical windows at the back on either side of bifold doors weren't symmetrical in the plans, ie different numbers of bricks in the walls on either side - builder has spotted and corrected that too. Makes me feel very vulnerable as this isn't stuff I know to look and check for, it's not evident unless you're familiar with the kinds of things that can happen.

Luckily builders can put right most errors made. I'd be chasing the architect if he wants to avoid bad reviews on HOUZZ, trust pilot. I'd also be contacting RIBA if he doesn't come back to you

I think it depends what service you’ve paid for. Have you just had planning drawings, or have you had a full stage 3 fully specced drawings package with electrical and plumbing layouts?

sorry, not planning drawings - building regs package.
most architects think that is sufficient for a builder to work off. Most builders disagree because it means they have to figure shit out on site because they don’t have detailed design.

@justasking111 , thats interesting, what do you think a good response would be? The wall is in the wrong place now, and I don't want them to knock it down and rebuild - certainly not at my expense anyway!

We have structural engineer drawings, based on the architects drawings, from an engineer the architect recommended - he suggested 2 and they both supplied quotes. Maybe it's the structural engineer drawings that are wrong...

Yes and they contain the electrical layouts etc

Architects have to be insured. Contact RIBA to confirm.

www.architecture.com/knowledge-and-resources/knowledge-landing-page/dealing-with-pi-insurance-costs

If a wall is in the wrong place don't assume it will all work out ok. 50cm is a MASSIVE amount to be out by and I would ask the architect to visit site to have a look. Alternatively you could arrange a Zoom meeting with the builder, architect and engineer. Focus on finding the solution, and if the solution is going to cost you money then look at whose fault it is.

Thank you @DahliaBlooming , really good advice, I will raise it like that. Have a site meeting today with the builder, who seems to be a good egg, and will get his initial view too.

Really helpful link JustAsking111, I am bookmarking to research.

Dear Architect,

Work has been progressing well on site but now the walls are going up it seems that the back wall is 50cm away from where it should be. (See attached photos.) I was expecting it to be in a line with next doors extension. Please could you urgently review your drawings and advise if this is where you intended the wall to be? Could you also confirm that if the wall remains where it is, the rest of the design will be correct eg roof line and window heights?

The builder is waiting for confirmation so please respond by X.

Best wishes etc

Brilliant! Thank you very much! And without the teeth grinding tone I'd have undoubtedly injected and put him on the defensive. Genuinely grateful for the help. It might all still be OK....

You're welcome. Good luck! And if it is in the wrong place you might be better to have the short term cost and hassle of moving it, rather than live forever with something you'll regret.