Hello.
I have been going through quite a saga in my renovation, and am interested to know what people here think.

Both the architect and the builder are in a rush to get things "to Practical Completion", and it feels as though much is being sidelined by both of them in their desire to wash their hands of us. It's been a long haul and we have all had enough.
There are numerous issues that I have in regard to the quality of workmanship that is being approved by my architect and declared as acceptable, to the point where I do not agree with his intention to issue the certificate of Practical Completion later this week.

Yet to me, there are so many items that are below an reasonable standard (and, in fact, are below the BCA guidelines), that I should not be pressured or even obligated to accept that Practical Completion has been reached.
Each time that I bring something up, the architect says "that will go into the defects list".
My understanding of defects is a scratch or a dent in the surface of something. It does not extend to issues such as (actual examples, see pics below) tiles that are unevenly spaced and have voids and pits in the grouting, or timber work that has been stained or painted without any sanding, gap filling or treatment to the raw machined surface.

I understand that there are builders and there are builders, and that you get what you pay for.
However, there is also an expectation for a reasonable level of quality and finish. Aspects of this job have been completed in a satisfactory manner. So I do know that the builders are capable of doing good work. It is therefore difficult for me when I feel pressured to accept sub-standard work simply because the builders and the architect have had enough.
We are not paying bargain prices for this job either.

Here are some of our highlights:

* Wood stain. When I queried, builder and architect said it looked great and that I didn't know what I was talking about. Builder claimed that it had been applied according to manufacturer's instructions. I sent these pics to the manufacturer, he freaked out and said that it was clearly applied by someone with a broomstick up their rear end. A discussion followed between the manufacturer and the architect, and the doors were stripped, then restained, then stripped again after the second round was just as bad as the first.

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(on door frame)

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(skylight shaft)

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(skylight shaft after lacquer... even worse!)

* Tiling.
Premium feature tiles... misaligned, pitted grout, substrate showing through, matting showing through.

[ img ]

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The list goes on, but the stain and tiles are the more troubling areas.
I am uneasy about plumbing fitoff being rushed through before the tiles have been resolved. Likewise, timber units are being installed without gap filler prior to staining, and wood stain continues to have both preparation and application issues. In one area, the guy left a clear thumb-print in the stain on the front of a cabinet.
A part of me wonders whether I am expecting too much prior to the official handover, however I fail to see how these issues can be passed off as Defects, which would essentially mean that we have to move in and live with them until the builder decides he feels like coming back to fix them up. We'd also be paying the builder for doing bad work. I'm not happy to hand any more cash over when this is what I get in return.
Surely it is easier to do it right the first time... (or maybe the second. Or third, as in some cases).

So - do I have cause to deny the validity of a Certificate of Completion?
What would you do, if this was your home...

The first two pictures seem like they missed the mark and lacquered/painted the walls slightly?

Is that scuff marks(white) in the 3rd picture?

Unless you're hand picking the sub contractors or paying them more for special careful attention then this is the quality i'd expect.

To me that is a reasonable level of quality as you chose to do some difficult finishes.

In saying that i wouldnt be happy with what i am seeing so you could put pressure on your builder to do right by you and make you into a happy customer.

Im with you on this one.... I wouldnt be a happy camper either. If you are worried about the thing that arent right, hire a private building inspector to go thru your house at PCI. you will then get a list of thing that arent up to sctach esp with building codes. Hand that to your builder and deman for those things to be rectified. Alot of things were put on our PCI list. It actually makes it worse to have a huge list for them because they only have a very short time to rectify these problems before they have to start paying you for damages (thats only if its stated in your contact) Remember, your the paying customer, dont stand down. Good luck

My understanding and experiences of a defects list is it covers ALL things that are wrong and have to be remedied before completion.

No don't accept it - it looks shocking and don't hand your final cheque over until it has been done to a standard that is rasonable/acceptable to you. We had things we weren't happy about at PCI and are now waiting for things to be rectified - almost 3 months after handover - many of them are now on the 3 month maintenance list.

I would definitely not be apply with that standard. And that's just the things you can see! I think an independent building inspector may be the way to go.

Thanks for your replies and feedback.
I'm torn right now between just going with the flow and trying to get rid of these guys as quick as I can, then lump it and spend a bit extra to fix things up...
- or -
fight about all the defects, and insist that I get what I pay for. With all the associated stress that involves.

I made a list today of the things I could see. Check it out. This will form a part of a letter to the Architect, indicating that I do not agree that the works are complete. Of course, many of these items are in fact authentic defects, however it is the volume of them and the repeated occurrence of poor workmanship that troubles me the most. I simply am not prepared to have my family's privacy disturbed by ongoing works to correct the following:

-------
Noted defects and incomplete works -

Entrance and front garden
- Access holes not patched in ceiling of porch
- Paint in garden
- Paint wash stains on concrete path and wall
- Cement/sand adhered to path
- Paint/cement stain on fence near letterbox
- Cement mess on footpath outside fence
- Cement render on East wall of house, bedroom window, window frame, lintel etc.
- Water mains tap leaking

Hall
- Plaster and cement at location of old switchboard. Messy along door frame, not matched to existing
- Gaps not filled in timber floor. Dollop of floor seal near door

Ensuite
- Cement render overspray on skylight
- Visible unpainted brick through upper window (laundry, Nth side of chimney)
- Uneven paint edge on upper window
- Uneven timber ceiling lining along top of upper window
- Gaps between brick wall and timber ceiling lining - approx 6mm gap above window
- Timber lining paint gaps between boards, dust and debris in paint
- Plaster gap above louvre window
- Wood stain on paint at edge of louvre window
- Brick wall: Gaps in paint edges around window in West wall, holes and cracks not painted, gap along top and sides of window, can see visible unstained timber on side of frame
- Floor seal around walls - along brick, large gaps above sealant strip
- Mortar below window messy and mismatched compared to existing wall
- No 20mm step to shower
- Floor waste in shower not centred, both across the 800mm East/West shower width and floor tiles not centred at junction.
- Storage bin stain - thumb print on panel, marked surface, not sealed with eggshell varnish
- Door handle crooked, door latch fouls on plaster, no brass plate installed
- Tiles: pitted grout, matting poking through, uneven gaps, no tile angle, uneven and irregular tile spacing across entire surface

Kitchen
- Plaster unfinished at splashback and window surrounds. Should be ready for cabinetry to be installed
- Plaster not matched on Nth wall, at hallway entrance near light switch and at overheads
- no GPO at fishtank
- Window to ensuite - not sealed around frame internally (sound insulation- that was the point of the DG windows)
- Wood stain on walls around overheads
- Irregular paint around upper windows. Paint on frames

Living/Dining
- Brick hearth not painted or sealed
- Ply ceiling detail:
- Stain.
- Gaps in edge detail at each wall junction and all corners
- Stain patchy and even missing in corner at East wall
- Paint gaps along edge detail, multiple areas
- Irregular painted edges
- Plaster framing of original cavity still visible above Jetmaster
- Window at South end of East wall. Timber stain on window. Paint irregular and gaps in shadow line. Gaps not filled at edging.
- Bench. Stain.
- Gaps in skirting below GPO
- Rear door internal face: frame has gaps around edging, irregular paint and paint on door frame edge, no seal at floorboards
- Daybed:
- Poor application of stain
- Ply edges (particularly drawers) not filled from gaps or chips
- Gaps between panels, around edging and in painted shadow line
- Drawers - melamine stained and chipped, fingerprints, nails protruding, runners rough and stiff
- No stain at r/h side of drawers on ply lining. Large gaps and chips in ply lining edge
- Gaps in painted shadow line. Irregular paint.
- Wood stain on window
- Window frames - gaps


WC/Laundry Entry
- Paint on skylight mirror, Nth pane.
- Nail holes not filled in beading
- Gaps between brickwork and timber frames on all doors and openings.
- Exposed brick on painted surface
- Paint irregular at r/h of window frame
- Mortar below window to kitchen not matched to existing brickwork
- Visible plaster patching between WC door and laundry
- Sliding door unfinished before painting, rough cut edges not sanded, dust and debris trapped in painted surface. Drill mark next to handle.
- Handle installed backwards
- Door framing rough and unfinished before painting.

Laundry
- Floor waste not at 885 (centre from East wall) as per spec
- Paint on upper window
- Gaps along top of window at timber lining
- Sealing around door frames and floor

WC
- Gaps in ceiling paint
- Light switch not chased into wall.
- Light switch not centred on brick pillar
- Mortar below alcove messy and not matched to existing
- Loose brick and missing mortar at alcove
- Seal around floor
- Window frame set back from plaster by 4mm+, edge unfinished
- Wood stain on paint
- Basin and bracket not aligned at South end

Stair
- Machined edges not sanded. Nail holes and gaps not filled.
- Exposed edges of risers not sanded or finished, not sealed
- Drips and marks in seal on risers,
- Dark stain in corners and at West wall
- Gaps beneath front of stair and floor, nail wedged into gap

Upstairs
- Shelf on landing was referred to as Spotted Gum. We specifically recall this. South end of KD shelf not sanded or finished.
- Pole on landing raw timber, no sanding, finishing or gap filling. Just painted raw timber.
Bathroom: Hatch is raw unfinished painted timber. No sanding.
- Gaps/edging - exposed timber
- Grout behind tile angle on West side
- Grout on door frame and tile angle, North wall
- Window surround and sill not finished or sealed. Gaps.
- Top edge of grouting and tiles around shower/bath
- Shower hot tap cannot attach

External, East site
- No leaf guards on downpipes
- Wood stain on windows
- Seal/stain gaps at edges of windows, exposed raw timber
- WC window: flashing only over front, not sides
- Box gutter still in plastic after installation. R/h side of flashing at box gutter: substrate exposed.
- Downpipes not vertical at time of writing
- Rangehood motor sitting on opening. Not sealed or fixed in place.
- Upstairs bathroom window: gaps in seal, no seal below timber. Raw timber.
- South roof - first two courses of tiles crooked and uneven
- Extension gutter retains water after rain, 10mm+
- Silicone over plastic wrapping (?) near South extension skylight, both at fall of SL and to r/h side.
- Sealant has leaves stuck in it
- Kitchen upper windows - no external seal on exposed raw timber.
- No flywire on any of the new windows downstairs

Back of house
- Rear door. Stain issues. Gaps at eaves on both right and left, bottom half of left hand door frame painted, holes and damage from old door handle visible, paint and wood stain on hinges
- Wood stain on render and on windows
- No stain along a strip of window frame, r/h side of East window
- Chips and missing paint in render, on surface and particularly along top of East facing window
- South facing wall, near neighbour's fence: large gaps and missing brick, loose brick, gaps under eaves, paint missing near flashing

Back Garden
- Garage: Electrical installations incomplete inside
- Cement spattered on North facing wall
- Tree protection not adhered to - items still stacked against trees. Damage continues.
- Plumbing to water tank only 250mm below surface

Thats a great detailed list you got there. Id def email it to the builder. Dont settle for crap work. Your paying for it. Its really only stressfull if you let it be. We have been in our house since June and still as I speak, a tradie is here fixing a defect from PCI. Annoying and incovenient yes BUT Im not settling for crap. Stand up and fight. At least, speak to the builder after emailing that list, keep everything recorded becuase they will try and sly one over you. Good luck

Oh and make sure you take photos of all those defects!!!!! They will stand up to VCAT if it goes that far.

A little update.
After noting to the architect that there is a process outlined in the contract that had not been followed, the builder has now been issued with a list (compiled by the architect, but not too dissimilar from my own) of corrections to make prior to PC being declared.
It seems as though we are kind of on track, although everyone (other than me) is now a good deal grumpier than they were previously. It's unpleasant when people are like this, but I am not going to apologise for insisting that the job is done properly.
I still have to tread carefully, but it looks like there has been an acknowledgement that things are going to change.
I have been careful to document all of this, in the event that further information will be required should things deteriorate in the future. I hope I won't need it!

[quote="picogary"]It seems as though we are kind of on track, although everyone (other than me) is now a good deal grumpier than they were previously. It's unpleasant when people are like this, but I am not going to apologise for insisting that the job is done properly.quote]

Amazing isn't it? It's not your fault they messed up - and I bet nobody apologises either. Good to hear you are back on track ... good luck with getting it all done to your satisfaction.

Beats me why they should get grumpy too....unfortunately that's their response to being caught out!! My only other recommendation is to take careful note of other things, retaliation often follows. Sad isn't it??

Good on you for speaking out and documenting everything, Fair Trading will accept diary notes written on any scrap of paper you have with you at the time.

Don't let the builder's emotions influence you. Facts are facts and if something is not done correctly then it needs to be fixed.I have had more success since I adopted this attitude. I don't get mad I just stick to the facts. e.g "this is what it looks like. This is what it should look like". Good luck, stay strong and true to yourself.

Happened to us yesterday - the SS and another chap turned up to look at the verandah gutters which have been cut too short and are nothing like the other two Mclarens built nearby or the display home. My DH had to stick to his guns when they tried to fob him off so he asked why was our house different to the others - he sent them off to the display home to see what the gutters should be like and they are coming back next week to fix them - we shall see....

That's the thing isn't it. You really have to get the emotions out of it and just argue the point itself. If something isn't the way it is supposed to be it needs to be fixed. Simple really.
It's not meant as a personal attack on the persons that have made a mistake. These things happen, no worries. But please make sure it gets fixed properly and to the appropriate standard then.
(If only the builders/tradespeople would see it like that as well.)

how did you go picogary?

Oh wow!!! I hope you got things finished to your satisfaction. My heart broke when I saw the stained timberwork (and the tiles!!)- I spent 5 months oiling/staining a housefull of cedar windows and doors last year and found out very early on that it needs to be applied VERY carefully or else brush strokes are left...the ones appearing on your timberwork are truly sloppy and I'm glad they sanded and redid them - were they done by a professional painter? I really hope things worked for you.