Thanks mathepac. I don't have anyone supervising the build. I was trying my best to keep an eye on things but it never even crossed my mind to check the window measurements.The cost of getting someone to supervise was way over my budget. I did ask my engineer at the outset but he doesn't do supervisory work only sporadic checks on the house for mortgage purposes. He said it is the builder's responsibility to make sure all measurements are correct. I was so green, building wise, at the beginning of all this and no-one tells you the things to keep an eye out for. I can see now why they say it takes three houses before you get it right. I just presumed the builder would be keeping an eye on things and I was off researching for tiles, kitchens, etc. plus there was a rush to get the house up to roof level before planning expired so it was an extremely stressful time. It's only now, that I have requested work on the house to halt till I sort this out, that the problems are becoming more obvious to my now more trained eye.
1. There is no 'building regulations' body in the 26 counties. No building control - nada.
2. Certifying engineers stand at the site for 5 minutes. They do not measure. thats why they charge a grand for 6 inspections.
3. There is not such thing as an enforceable penalty for mistakes or delays so forget contracts verbal or written.
4. If the windows are so small as to be affected by 5 inches then talk to your builder – that’s all you can do.
5. 5 inches off a reasonable size window is not a material change and has no effect on certification.
6. The builder can say anything was agreed. You can say anything you like in return. No of it is enforceable. .
7. If the builder walks you will probably be worse off.
8. There is no such thing as a fixed priced contract - just the starting price.
9. If you force the builder to fix all the windows then you will pay for it whether you realise it or not.
10. No window company, no door company, no breton slab company, and so on, will manufacture without first measuring the completed opening. They all assume variation from the plans.
I hate to worry you, but if he can't read window heights off plans, what else is wrong?...
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