Builder wants to build new ceiling over defective ceiling

H A W U · May 02, 2024 12:16 pm

G'day guys,

During the PCI, we noticed that our Alfresco with feature rake ceiling had horrible quality.

The sheets were all undulating, pretty much all nails were popping and the negative detail trimmers were all twisted and snapped at locations. The picture attached below is after they've patched it up and it's not even the worst location.

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After many back and forth, builder admitted that they are rectifying a lot of their builds with this issue. They also admitted that it is not up to quality.

They suggested to build new ceiling - However they are insistent on building it over the defective one, without taking them down first. We spoke to few ceiling fixers and they seem to be in line that to fix it properly, that the old defective one should be taken down first otherwise it'll cause issues down the track.

Is this suggested solution by builder acceptable - Would you accept it?

arianamortenson · May 02, 2024 4:48 pm

The builder's idea to put a new ceiling over the bad one without fixing it first might seem like a quick fix, but it's not the best solution. It's like covering up a problem instead of fixing it. It's important to make sure things are done properly to avoid more problems later on. I'd suggest talking to the builder about fixing the existing ceiling properly before adding a new one.

Ashington Homes · May 02, 2024 6:19 pm

H A W U

G'day guys,

During the PCI, we noticed that our Alfresco with feature rake ceiling had horrible quality.

The sheets were all undulating, pretty much all nails were popping and the negative detail trimmers were all twisted and snapped at locations. The picture attached below is after they've patched it up and it's not even the worst location.

Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅

After many back and forth, builder admitted that they are rectifying a lot of their builds with this issue. They also admitted that it is not up to quality.

They suggested to build new ceiling - However they are insistent on building it over the defective one, without taking them down first. We spoke to few ceiling fixers and they seem to be in line that to fix it properly, that the old defective one should be taken down first otherwise it'll cause issues down the track.

Is this suggested solution by builder acceptable - Would you accept it?

What is that product they have used?

Also, do they know what is causing it and why won't they take down the current sheets?

H A W U · May 06, 2024 1:18 pm

Ashington Homes

H A W U

G'day guys,

During the PCI, we noticed that our Alfresco with feature rake ceiling had horrible quality.

The sheets were all undulating, pretty much all nails were popping and the negative detail trimmers were all twisted and snapped at locations. The picture attached below is after they've patched it up and it's not even the worst location.

Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅

After many back and forth, builder admitted that they are rectifying a lot of their builds with this issue. They also admitted that it is not up to quality.

They suggested to build new ceiling - However they are insistent on building it over the defective one, without taking them down first. We spoke to few ceiling fixers and they seem to be in line that to fix it properly, that the old defective one should be taken down first otherwise it'll cause issues down the track.

Is this suggested solution by builder acceptable - Would you accept it?

What is that product they have used?

Also, do they know what is causing it and why won't they take down the current sheets?

G'day @Ashington Homes, thanks for your reply.

The material is Versilux Ceiling Lining and Trimmer is negative detail trimmer.

In their words, 'Inferior level of finish is achieved on site caused by construction constraints of this product'. However, I've been on site everyday and they have proceeded to use trimmers (brackets between the sheets) which have significantly twisted, bent and snapped (they sat on site for a while with trades putting other heavy items on them etc). In addition, they did sit in the rain for many weeks before being installed.

I'm suspecting taking down the current sheets are too much work (I did ask directly, but was told that this is how the maintenance team has been addressing the existing builds). I've been told that it'll provide better insulation that way as well which I find questionable.

building-expert · May 06, 2024 1:54 pm

defective work must be removed, and base prepared for new work

Ashington Homes · May 06, 2024 3:52 pm

H A W U

Ashington Homes

H A W U

G'day guys,

During the PCI, we noticed that our Alfresco with feature rake ceiling had horrible quality.

The sheets were all undulating, pretty much all nails were popping and the negative detail trimmers were all twisted and snapped at locations. The picture attached below is after they've patched it up and it's not even the worst location.

Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅

After many back and forth, builder admitted that they are rectifying a lot of their builds with this issue. They also admitted that it is not up to quality.

They suggested to build new ceiling - However they are insistent on building it over the defective one, without taking them down first. We spoke to few ceiling fixers and they seem to be in line that to fix it properly, that the old defective one should be taken down first otherwise it'll cause issues down the track.

Is this suggested solution by builder acceptable - Would you accept it?

What is that product they have used?

Also, do they know what is causing it and why won't they take down the current sheets?

G'day @Ashington Homes, thanks for your reply.

The material is Versilux Ceiling Lining and Trimmer is negative detail trimmer.

In their words, 'Inferior level of finish is achieved on site caused by construction constraints of this product'. However, I've been on site everyday and they have proceeded to use trimmers (brackets between the sheets) which have significantly twisted, bent and snapped (they sat on site for a while with trades putting other heavy items on them etc). In addition, they did sit in the rain for many weeks before being installed.

I'm suspecting taking down the current sheets are too much work (I did ask directly, but was told that this is how the maintenance team has been addressing the existing builds). I've been told that it'll provide better insulation that way as well which I find questionable.

Thanks for the response.

Now that I know what I am looking at I would like to slap your builder!

It has to has to be removed. I can't understand why someone would say otherwise with a straight face.

Sorry but you need to hold the line with this one

H A W U · May 08, 2024 4:31 pm

Thank you @ashington Homes for your reply! They just got back to me and offered credit for me to just take it as is. It was a less than quotes I got from ceiling installers, but I think it'll be quicker and better result for me to take the credit.

Sorry to trouble you, but while you're here... Builder also missed all bottom weepholes on rendered walls (we're in WA so double brick with cavity). They put in the ones above windows, but not the vertical slit weepholes around the bottom every few meters.

The bricklayers have put them in correctly but the renderers just closed them up.

Site supervisor said it's standard practice for rendered walls, and while I give little credibility, I walked around the streets and it does look like all rendered walls have no weepholes put into them by most builders! He said they are more trouble / maintenance than not having them, and some clients specifically ask for bottom weepholes to be closed.

Is this a big deal? We have cavity insulation (rockwool!! don't ask how we ended up with that. another blunder)

Mauromario · Sep 24, 2024 1:02 am

H A W U

G'day guys,

During the PCI, we noticed that our Alfresco with feature rake ceiling had horrible quality.

The sheets were all undulating, pretty much all nails were popping and the negative detail trimmers were all twisted and snapped at locations. The picture attached below is after they've patched it up and it's not even the worst location.

Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅

After many back and forth, builder admitted that they are rectifying a lot of their builds with this issue. They also admitted that it is not up to quality.

They suggested to build new ceiling - However they are insistent on building it over the defective one, without taking them down first. We spoke to few ceiling fixers and they seem to be in line that to fix it properly, that the old defective one should be taken down first otherwise it'll cause issues down the track.

Is this suggested solution by builder acceptable - Would you accept it?

I agee the old ceiling must be taken down before a new is installed god only knows the problems you will have later on.

Ashington Homes · Sep 24, 2024 3:50 pm

H A W U

Thank you @ashington Homes for your reply! They just got back to me and offered credit for me to just take it as is. It was a less than quotes I got from ceiling installers, but I think it'll be quicker and better result for me to take the credit.

Sorry to trouble you, but while you're here... Builder also missed all bottom weepholes on rendered walls (we're in WA so double brick with cavity). They put in the ones above windows, but not the vertical slit weepholes around the bottom every few meters.

The bricklayers have put them in correctly but the renderers just closed them up.

Site supervisor said it's standard practice for rendered walls, and while I give little credibility, I walked around the streets and it does look like all rendered walls have no weepholes put into them by most builders! He said they are more trouble / maintenance than not having them, and some clients specifically ask for bottom weepholes to be closed.

Is this a big deal? We have cavity insulation (rockwool!! don't ask how we ended up with that. another blunder)

Sorry I didn't respond to this at the time.

We have always left weepholes exposed and personally I think you should. However I have recently learnt that if you are using acrylic render you can cover them up.

I hope that helps

Cheers

Simeon

ponzutwo · Sep 24, 2024 4:33 pm

Ashington Homes

However I have recently learnt that if you are using acrylic render you can cover them up.

what's the rationale on this? In my mind, the risk weepholes mitigate isn't solved by acrylic render.