Browse Forums General Discussion 1 Aug 06, 2010 9:05 pm Hello guys. I’m starting a thread I hoped I would never have to but I find myself in a situation where I have lost all faith in my incompetent builder. This is a big building company in Melbourne I am talking about, not some small operator. The problems started from the very beginning with ****** from my sales consultant about the standard of inclusions but I persevered hoping things would improve as I only had a matter of days to qualify for the full F.H.O.G. (I signed my contract at 4.30pm on September 30th). It wasn’t long after that I was called in to their HQ as they realised my house was sited on the block incorrectly (even though it was a house and land package)! I was told that the plans on my contract were only preliminary (to push the contract through before the end of the month) and that the proper engineered plans would be prepared later and a variation raised accordingly. It so happened that the house encroached an easement once a requisite water tank was accounted for and I had to agree to changes in the floor plan I was unhappy with. This whole process of preparing my ‘proper’ plans took months after my land settled for which I was paying interest on. The months of delay however provided me with an opportunity to carefully scrutinise the plans, the building contract and also the builder’s promotional material. Only then did I pick up dozens of mistakes which of course favoured the builder and not the client. It got to a stage where I was signing multiple variations at a time to correct and clarify all the mistakes. At this stage I was also told that my oven was discontinued by the manufacturer and the replacement they proposed was much worse- then I had another battle with management to upgrade the oven. Things did not improve once the build started. I only live 5 minutes away from the house so I can afford to be at the site every evening checking on the day’s progress. I am very familiar with the plans and can easily spot the problems and confirm the regulations with the Standards and Tolerances guide. The first problem I had was with the slab which is not level (outside of +-4mm tolerance- up to +8mm in my case) and the slab being incorrectly setback by more than triple the tolerated deviation. I was told that the slab would be levelled but this hasn’t happened yet and going by recent conversations with my site supervisor, I have the strong feeling that all he is going to do is get the tiler to vary the application of tile adhesive to ‘fix’ this. The next problem was with the frame. I actually received the approved frame inspection report today which is the reason for this thread as I know that there are still serious structural problems with it- I have no idea how it could have been approved! Not only that, but the builder denied my request for the roof truss layout which has made me even more suspicious that the work does not conform to plans. The problems with the frame that I have spotted myself include: frame overhang exceeding 10mm on a load bearing wall; exposed timber to be painted not level; stud centres greater than 600mm; noggins too short, missing or loose and also not flush with frame in ‘wet area’ rooms; damaged and compromised wood; missing bracing sheets; missing lintels (including on load bearing walls); incorrect size lintels; brackets not nailed; and a load bearing wall which was built too low and only has a block nailed to the top plate at the points the roof truss runs across it! All internal door frames were also built too high and because there were no materials left on site the chippie just nailed some off cuts to achieve the correct height (which according to my measurements is still too high which will mean the MDF door frame they put in later will not reach it and will have to be held in place by only the architraves). Would you believe the idiot also nailed a bracing sheet from the inside of the house?! I spoke with about my frame last week and he told me candidly that he failed three frame inspections for the same builder the previous week! The plumber also did a bad job- outlets and pipes are not in the correct position and he even plumbed the cold water washing machine tap to the water tank by mistake! A downpipe running to the stormwater was also meant to be connected to the water tank thus reducing the amount of rain water from the roof the tank can capture. The heating installers have positioned ducts incorrectly and did not run the control unit wire to the specified location. The gutters and fascia were left on the footpath for two days prior to installation due to lack of space on site. As such they are all damaged. The site supervisor says they will be touched up at the end of construction but the manufacturer recommends all damaged panels be replaced as touch up paint ages differently to Colorbond. The most heart breaking is the brickwork, which is where we are at right now. There is not one part of the brickwork which conforms to regulations- both vertical and horizontal mortar joints are completely random and very obviously so. Brick are crooked and not level. Bricks with obvious defects have been used. Bricks have been roughly chiselled. The mortar joint’s width exceeds maximum tolerances in parts and in others does not meet minimum tolerance. As such we are left with perpends (vertical mortar joints) out of alignment greater than the tolerated level. The mortar beds are also random and not at documented heights meaning that the bricks do not align with the tops of our front door and windows. The only thing I am satisfied with is the roof tiles and the electrical work because I am doing it myself (and frankly I am not surprised that the trades have no pride in their work if how they treat and pay me is indicative of how they treat and pay all their other trades). I should say that throughout this process I have been documenting and taking photos of everything and been in constant contact with my CSO. They are building the house so fast that I identify problems at a faster rate than they can be fixed and I am getting overwhelmed keeping track of everything. The build progresses to the next stage before problems can be fixed. I get told that issues will be resolved but there are just so many of them and they are not being actioned in a timely manner. I just want to torch the house and have them start again. I don’t know if I should just continue this path of babysitting and project managing the build and hope for the best or report them to the relevant authority. I also want to report the frame inspector too for passing my frame. Frankly it is getting too much for me to handle and I will get to a point where I will not even want to live in the house. I shouldn’t have to be doing the job of my site supervisor for him. I have already decided that I am not going to pay the next progress payment until all issues are resolved or committed to resolution in writing. I feel like that is not enough though- I want them punished and I want compensation for doing this to me! I can’t afford to terminate the contract even though I may have grounds for doing so- besides, who will complete my house then anyway?? I also want to source my own independent inspector and have the builder pay for him seeing as their report is not worth the paper it is printed on. Would you believe that when I requested to change my internal paint colour recently (after realising I received incorrect advice from my colour consultant) they demanded a $1000 variation fee?! This is after all the trouble I have had and variations I have accepted from them in good faith and considering the paint has not even been ordered yet!! No shame and no customer service. I am very diplomatic when dealing with the builder and I try to pick the right battles but soon enough something will just snap! Rant over, thanks for reading... Re: When to give up & report your builder to the authorities 2Aug 06, 2010 9:24 pm Bugger I will wait for other comments. Where you are coming from is where you are going to... Re: When to give up & report your builder to the authorities 3Aug 06, 2010 9:47 pm This is what i hate about the stupid building industry. Big builders thinking they are god!!!! I think the best thing do is name and shame the builder so we all know who NOT to use... The other bad thing is that HIA and Master builders tend to favour their paid subscuribes (the builder) and not look after the clients.. The building industry is rigged. best of luck Cheers Re: When to give up & report your builder to the authorities 4Aug 06, 2010 9:52 pm The next problem was with the frame. I actually received the approved frame inspection report today which is the reason for this thread as I know that there are still serious structural problems with it- I have no idea how it could have been approved! Not only that, but the builder denied my request for the roof truss layout which has made me even more suspicious that the work does not conform to plans. The problems with the frame that I have spotted myself include: frame overhang exceeding 10mm on a load bearing wall; exposed timber to be painted not level; stud centres greater than 600mm; noggins too short, missing or loose and also not flush with frame in ‘wet area’ rooms; damaged and compromised wood; missing bracing sheets; missing lintels (including on load bearing walls); incorrect size lintels; brackets not nailed; and a load bearing wall which was built too low and only has a block nailed to the top plate at the points the roof truss runs across it! All internal door frames were also built too high and because there were no materials left on site the chippie just nailed some off cuts to achieve the correct height (which according to my measurements is still too high which will mean the MDF door frame they put in later will not reach it and will have to be held in place by only the architraves). Would you believe the idiot also nailed a bracing sheet from the inside of the house?! I spoke with about my frame last week and he told me candidly that he failed three frame inspections for the same builder the previous week! What about writing to the PCA inspector and asking if he checked all the stuff above (and other, if applicable). Then he's cornered as you have it in writing that he hasn't reported any of those (missing bracing?!?!? ) and he should act. Maybe you can mention a few BCA rules for some big and obvious stuff - so that he knows that you're not uneducated in this. Other than that, totally agree that it's hard to keep pace and just bevildering that they would march onto a next phase without attending to an obvious and agreed upon problem first ... negligence. Also, write a similar email with all the important defects to the SS and his boss (and if you know anyone else above) and CC your CSO. Ask for the stuff to be fixed before such and such task/date (whatever you think is better to state). Add references where the BCA and the contract / display home standard has been broken (they are in breach). My signature is distracting people from my wise posts ... Re: When to give up & report your builder to the authorities 5Aug 06, 2010 9:52 pm Mickey D-that is quite a litany there! Have you put it all in writing to your builder? And if so, what has the written response been? Secondly, it sounds to me like paying an indepenent inspector would be advisable.. Deemaree Kyndylan Capers: viewtopic.php?f=36&t=46852 My blog: http://www.sufficientlysufficient.blogspot.com/ Re: When to give up & report your builder to the authorities 6Aug 06, 2010 10:02 pm Always in writing. If it comes to anything, you have black on white that they were alerted to these problems and could have acted - that would be hard to ignore in court. You mentioned you wanted them to pay for the inspector - I think this would only happen if the court orders so. Oh, and the unlevel walls in wet areas - so important and easily fixable My signature is distracting people from my wise posts ... Re: When to give up & report your builder to the authorities 7Aug 06, 2010 11:07 pm It will be the site manager who is your problem.I dont think a big builder can be held accountable except that they need to weed out these problem supervisors a bit faster, rather than you or me being the one who gets his poorer and poorer due diligence before he's released. Complaining about all the problems just makes his case more solid.You will be considered a complete whining monkey in management circles , because they know that most of the time nothing is perfect and in reality the sooner its covered up, the better. I cant believe how many times i have seen a angry owner who is just feed up with everything .I have worked for the biggest 6 in Vic and it is all the same if you receive a ******* site manager. One day i may face this same problem and i think someone in the earlier reply may have the best way. Pay with your own money to obtain a written report listing all the problems from a source that will not be lightly dismissed.Then go to the biggest management you can summon and ask for a meeting with him and your site manager.Expose the site managers lack of expertise, allocate your demands or try and expose them to the greater media, which you now have the ammo to do it. I think i would give 5k to sleep in a house for 20+ years knowing that its done. Hi All, I just wanted to close this topic out with an update. 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