Browse Forums General Discussion 1 Nov 14, 2008 2:15 pm I have just been out to our building site for a pre-plaster inspection with the builder. While I was there I noticed that the rear boundary fence had been erected. I measured the distance from the fence to the back of our home and realised that the house was between 70cm and 1 metre closer to the back of the fence than it should have been - serveral months ago, when the slab was poured I was suspicous of the distance and raised the issue with the builder who assured me that all was right. The builder and I measured the distance to the from the front of the house to the front boundary and the this distance was replicated - the slab has been poured too far back.
I do not expect the builder to pull the house down and start again, but what are my options? I estimate that I have lost between 15 and 20 square metres from the back of the house to the front (about 2.5% of the land area). Does anyone have any advice on how I should deal with the builder on this issue? I do not want to upset him so much that he plasters a faecal sandwich into the ceiling, but want him to know that this is a significant issue for us (on top of the many other small problems that we have encountered, but up to this point have been willing to let slide). Re: Slab not in the right place on the block 2Nov 14, 2008 3:10 pm I would be insisting the builder get a licensed surveyor in very promptly to confirm the house and slab location, at the builders expense I might add.
Pat. Re: Slab not in the right place on the block 3Nov 14, 2008 3:43 pm Pat the draftie I would be insisting the builder get a licensed surveyor in very promptly to confirm the house and slab location, at the builders expense I might add. Pat. Yes do that but if it is in the correct place then expect to pay for the surveyor yourself because that's only fair. If it is wrong then the builder should pay costs. Re: Slab not in the right place on the block 4Nov 14, 2008 5:07 pm Thanks for your replies, guys. Paying for a surveyor if I am wrong is the least of my concerns. I was there with the site supervisor and he was looking at the same tape measure as me and refering to the same plans. Granted we could have been out 10cm here or there, but that is not going to make up the potentially 1m difference that I am looking at. My question really is about how I measure the cost of this to me - reduced amenity (less space in the back yard), potential re-sale value etc. Re: Slab not in the right place on the block 5Nov 14, 2008 5:26 pm Fair...
I am a 'rip it up , do it again' kinda guy! Difficult to work out but perhaps this is a way. Say the land was $200,000 and it was 600sqm. The land is worth $333 per square metre. If the house is 1m back and the width of the house is 12 metres you have lost 12sqm of usable space in your rear yard. Settlement would be $4000 in your favour. That IMO would be a win win. Either that or rip the slab up and start again. Good luck either way. Re: Slab not in the right place on the block 6Nov 14, 2008 5:43 pm I'd come up with the same number myself, but then I thought, that's fine in today's prices, but what about at the end of the home's 'useful life' (50yrs?).
I punched some numbers into this: FV=PV(1+i/100)^50, where FV = Future value, PV = Present value and i = inflation rate (I used 3.5% pa). This will give you an answer in the region of 20K. Frankly, this seems a bit on the cheap side here - how do I measure my reduced amenity - our landscape plans had that space utilised - and how do I measure the (potential) change in resale value? This has really upset me and my wife. The builder is potentially in breach here, and appropriate compensation is going to be a lot cheaper than fixing it - something I do not want him to do - I do not want him to go out of business and I want to be in the house sometime in the next decade. The other thing I would say about this whole process is that I would have been much less angry (and even willing to let this slide) if his management of our build had been better, his communication with us more professional and timely and his attitude to contract variations less arrogant. For example: We contracted for a tank. We go out there and they have put an air-conditioning unit where the tank was to go. Why? "Because it has to." But why? "Because it has to" Firstly, they didn't tell us in advance (they are legally obliged to); secondly this is a lie - they didn't talk to the airconditioner fitter and stuffed up. Now they have been found out they have to fix it. Well, stuff happens, and this is one of many small issues that I (really) was going to let go, because I could live it. But it seems to me typical of the arrogance of builders (have a look at some other forums around the place). That's my rant! Phew. Re: Slab not in the right place on the block 7Nov 14, 2008 6:07 pm slabman,
I have been fairly outspoken in regards to any issues with Carlisle Homes but at the end of the day you will either : a/ rip it up and start again. b/ negotiate a fair deal based on your actual loss at todays rates. No builder would allow you to 'pay it forward' so to speak. Remember the next person will never know where the house was supposed to be! Re: Slab not in the right place on the block 8Nov 14, 2008 6:24 pm slabman,
You and the builder may have no choice. When Council approved your design, it had certain dimensions associated with it. There is no approval to build the house 1 metre further back. Talk to the PCA and see if he will even approve it! I'd be surprised if he does approve it. 100 mm error is acceptable building error. I metre is not IMHO. Cheers, Casa Demolition August 2009, Construction Started September 2009, Completed December 2010 Re: Slab not in the right place on the block 9Nov 14, 2008 6:31 pm slabman I'd come up with the same number myself, but then I thought, that's fine in today's prices, but what about at the end of the home's 'useful life' (50yrs?). I punched some numbers into this: FV=PV(1+i/100)^50, where FV = Future value, PV = Present value and i = inflation rate (I used 3.5% pa). This will give you an answer in the region of 20K. Frankly, this seems a bit on the cheap side here - how do I measure my reduced amenity - our landscape plans had that space utilised - and how do I measure the (potential) change in resale value? . To make your comparison you must look at the alternative in the same light i.e. the value of an investment of $4,000 in 50 years. The reduced amenity is an issue, especially if you want a pool in 5 years time. You have not lost the land, so I doubt if your resale value will be diminished, some buyers will want a bigger back yard, some smaller. One question I would look at is how does the house fit in with the streetscape? What is the setback of the neighbouring houses relative to yours? If they don't protrude too far in front, (and you don't want a pool) I would live with it and take the money. Most people move within 5 years. "ECOECO" At 'EcoEco', we design windows, we design the best windows, we do it for you, so that when you’re happy we are happy. Tel. 1800 326 326 Re: Slab not in the right place on the block 10Nov 14, 2008 6:47 pm Hi Slabman
I would definitely be asking for compensation. Who needs more front yard when you can have the space in the backyard. We nearly had the same issue, had even gotten a special dispensation for our setback. After they pegged it out I went and had a look and knew straight away it was the wrong setback, only because I was so obsessed about the setback. I'm surprised the surveyor didn't pick it up at the inspection. I think someone mentioned about getting a surveyor in but one has already been in to sign off the slab so I would be checking with them to see why they signed off if the slab was approx 1 metre off. If they seem unsure then request that they go out and check the slab placement and then advise you in writing if this is the case. Use this to seek compensation. Did the builder give you a variation to sign before they put the slab in the wrong place? I'm guessing not, so if you didn't agree to it then there is an issue. They have no issue with charging you for changes, but this is a big change that you didn't request or agree to. If you had requested change to setback they would have charged you to make those changes on the plan. It has to work both ways, not just their way. I am also interested in how this would affect your permit. Council signed off based on the setback taking into account overshadowing and overlooking of other properties. Does moving the slab have any impact on this? Don't worry about how bringing this up may affect the rest of your build, if you have an issue with this and don't do anything about it, they will just keep doing it the way they want. Based on this mistake I would absolutely have my own inspections done at each stage because they have proven they can't be trusted. Really this is a big mistake, builders should at least be able to get measurement right, isn't that a big part of building. Hope it all works out. Re: Slab not in the right place on the block 11Nov 14, 2008 6:52 pm ....
Silly question.... Is the fence in the right spot? Re: Slab not in the right place on the block 13Nov 14, 2008 7:02 pm photogirl I hope it is, I spent a little while typing my reply out. But good question. ROFL.... Re: Slab not in the right place on the block 15Nov 14, 2008 7:31 pm Quote: [To make your comparison you must look at the alternative in the same light i.e. the value of an investment of $4,000 in 50 years. ]
Am not sure what you mean here, but if you assume an interest rate of 6% pa compounded monthly, $4000 turns into almost $80 000 after 50 years! Re: Slab not in the right place on the block 16Nov 14, 2008 7:40 pm [quote="photogirl"]
Did the builder give you a variation to sign before they put the slab in the wrong place? [/quote No, and this is what has really upset me - they changed the airconditioning/ heating system because they realised they couldn't install the one we asked for. No ask, just done. They didn't ask us about moving the location of the airconditioners heat exchanger, they just did it and, by the way, the water tank you asked for can't be put where you want it anymore because it won't fit. They didn't ask us about putting a spa bath in the bathroom (we asked them not to put one in during contract negotiations), but they did anyway. The outside of the garage wall forms the boundary along one side - it looks like a spotted cow because they have used different coloured bricks. All these things I was just going to let slide... Re: Slab not in the right place on the block 17Nov 14, 2008 7:42 pm how horrible for you slabman. How big is your block, or more specifically your back yard area?
We spent a lot of time designing our house to sit on the block to maximise our back yard space as much as possible, including going to council to reduce our frontage, so I would be absolutely devastated if this happened to us. I have to say I am probably a bit with Matt here - rip her down and do it right. You cannot put a price on a backyard space for kids. I do hope you come to a happy ending, whatever you decide. Re: Slab not in the right place on the block 18Nov 14, 2008 7:45 pm mattwalker .... Silly question.... Is the fence in the right spot? I hope so - there will be 20 or so other disappointed owners if not - It was the first question I asked, and yes the fence is straight. Re the other houses set backs, I stood on the edge of my house and looked down the street and it did seem that our house was further back, but this could have just been my now developed bias. I couldn't honestly use this as 'evidence.' The real evidence to me was that I found exactly the same missing metre at the front of the house as I did at the back - id est the missing metre at the back correlated exactly with the "gained" metre at the front. Re: Slab not in the right place on the block 19Nov 14, 2008 7:50 pm slabman Quote: [To make your comparison you must look at the alternative in the same light i.e. the value of an investment of $4,000 in 50 years. ] Am not sure what you mean here, but if you assume an interest rate of 6% pa compounded monthly, $4000 turns into almost $80 000 after 50 years! So if you took th $4k now, you would have $80k in 50 years if you invested it. Use a product like Equisol's Vitalise to clean the deck then coat with a penetrating timber oil. It will look 10 years younger and add value to your home. Visit for… 1 15974 Appreciate that Chippy. I won’t do sand under pavers and will connect all up under pavers, however I was going to do: 1) Roadbase compacted with manual hand tamper 2)… 10 18678 |