New build!
Oct 17th 2016, 8:24 pm
#16
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Re: New build!
UPDATE
So as of today we are 10 weeks and 5 days down the build process and further to previous photo's the roof is completed, the windows, doors and glass installed, soffits are in and the builder has started on the weatherboard. Not much done inside other than being ready for JIB. Nothing more can be done inside until the electrician has been in and done his first fix which should be this week.
Couple of major problems have been identified.....
(1) The building franchise company has passed on a Variation Invoice to the tune of $14900 for us to pay for 'extra' earthworks carried out by the earthworks contractor to prepare the site for the build WTF!!!
Fired this back at them as all the earthworks etc is in our contract....we made sure of this to avoid any surprises, so that argument is rumbling along. Contractually and legally the building franchise company haven't got a leg to stand on as our sales person, us and the contract assumes and expects that ALL earthworks have been considered and quoted for in the contract. Because it is a quote, the cost can rise by up to 10% and we have agreed that we will pay for anything unforeseen up to 10% more than what was stated in the contract..so another $1267.00.
$12 067 was the quoted figure that was placed in the contract (flat site, no retaining etc) and the final bill has come back as $27 000.
It is evident there has been a complete breakdown of communication between the earthworks contractor and the building franchise company at the time when they were on site discussing specifics of what earthworks were required and between them they have made a mess of it, but elected to try and get us to pay for their failures.......ha ha think again Batman!!!
(2) We are cladding the house with proper wood weatherboard. This is an additional $22 000 over brick in our contract. When we specified this for the build contract we also asked them to make sure ALL windows and doors were boxed in to make the window and door frames pop out and look really large to mimic a traditional weatherboard Kiwi home, so we wanted the framing to be at least 100mm and up to 150mm wide all the way around. We even explained this to the n'th degree, gave them photo's and took them to a house near where we live so they could see what we wanted in the flesh. Both the sales person and the project manager were all over this and made sure it was in the contract, so for the extra boxing in of these frames we are paying an extra $2400 on top of the upgrade costs for the weatherboard cladding.
The sales person made sure this info was added to the working drawing so the architect and the engineering department knew exactly what we wanted.
Yesterday, after checking the half wall the builder has cladded in weatherboard it appears we haven't got what we are paying for, BUT more importantly there doesn't seem to be the room for them to add the boxing in as we wanted.
To us, either the windows are in the wrong position meaning the framing was wrong, or the framing was not high enough as the exterior wall doesn't appear high enough or the window / door frames are wrong ?
There just isn't enough room over the top and underneath the majority of the windows / doors to allow for the boxing in to make the frames pop out and look large as we wanted.
This is a MAJOR problem and we've no idea how they can rectify it.
They may have to knock it all down and start again !!!
So as of today we are 10 weeks and 5 days down the build process and further to previous photo's the roof is completed, the windows, doors and glass installed, soffits are in and the builder has started on the weatherboard. Not much done inside other than being ready for JIB. Nothing more can be done inside until the electrician has been in and done his first fix which should be this week.
Couple of major problems have been identified.....
(1) The building franchise company has passed on a Variation Invoice to the tune of $14900 for us to pay for 'extra' earthworks carried out by the earthworks contractor to prepare the site for the build WTF!!!
Fired this back at them as all the earthworks etc is in our contract....we made sure of this to avoid any surprises, so that argument is rumbling along. Contractually and legally the building franchise company haven't got a leg to stand on as our sales person, us and the contract assumes and expects that ALL earthworks have been considered and quoted for in the contract. Because it is a quote, the cost can rise by up to 10% and we have agreed that we will pay for anything unforeseen up to 10% more than what was stated in the contract..so another $1267.00.
$12 067 was the quoted figure that was placed in the contract (flat site, no retaining etc) and the final bill has come back as $27 000.
It is evident there has been a complete breakdown of communication between the earthworks contractor and the building franchise company at the time when they were on site discussing specifics of what earthworks were required and between them they have made a mess of it, but elected to try and get us to pay for their failures.......ha ha think again Batman!!!
(2) We are cladding the house with proper wood weatherboard. This is an additional $22 000 over brick in our contract. When we specified this for the build contract we also asked them to make sure ALL windows and doors were boxed in to make the window and door frames pop out and look really large to mimic a traditional weatherboard Kiwi home, so we wanted the framing to be at least 100mm and up to 150mm wide all the way around. We even explained this to the n'th degree, gave them photo's and took them to a house near where we live so they could see what we wanted in the flesh. Both the sales person and the project manager were all over this and made sure it was in the contract, so for the extra boxing in of these frames we are paying an extra $2400 on top of the upgrade costs for the weatherboard cladding.
The sales person made sure this info was added to the working drawing so the architect and the engineering department knew exactly what we wanted.
Yesterday, after checking the half wall the builder has cladded in weatherboard it appears we haven't got what we are paying for, BUT more importantly there doesn't seem to be the room for them to add the boxing in as we wanted.
To us, either the windows are in the wrong position meaning the framing was wrong, or the framing was not high enough as the exterior wall doesn't appear high enough or the window / door frames are wrong ?
There just isn't enough room over the top and underneath the majority of the windows / doors to allow for the boxing in to make the frames pop out and look large as we wanted.
This is a MAJOR problem and we've no idea how they can rectify it.
They may have to knock it all down and start again !!!
Oct 17th 2016, 8:40 pm
#17
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Location: Kerikeri
Posts: 718
Re: New build!
A friend is building at Mangonui using subcontractors, who are doing a good job but everything is taking longer and costing more than forecast! He has just run out of money at the gib up and stopped phase but he can at least move in (and out of the caravan) and do some decorating.
Good luck with the build 😀
Good luck with the build 😀
Oct 17th 2016, 10:32 pm
#18
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Joined: Jun 2010
Location: Peterborough, Cambridgeshire
Posts: 2,744
Re: New build!
EscapedtoNZ - Blimey, that's not good news. I hope it just doesn't become claim and counter claim. You can probably do without the stress. Can the build continue in the interim ?
A co-worker of my husband had their home built in 2014 in Tauriko. Completion date December 2014, prior to final sign off. It sounded to me like they were pretty much camping in the garden of the new build over the Christmas holidays whilst waiting for final sign off.
The post move in snagging list caused no end of stress and fall outs between themselves and various contractors.
No matter, they had it on the market within 18 months of moving in.
A co-worker of my husband had their home built in 2014 in Tauriko. Completion date December 2014, prior to final sign off. It sounded to me like they were pretty much camping in the garden of the new build over the Christmas holidays whilst waiting for final sign off.
The post move in snagging list caused no end of stress and fall outs between themselves and various contractors.
No matter, they had it on the market within 18 months of moving in.
Last edited by Snap Shot; Oct 17th 2016 at 10:35 pm. Reason: Better punctuation
Oct 17th 2016, 11:21 pm
#19
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Location: Narangba QLD
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Re: New build!
EscapedtoNZ - Blimey, that's not good news. I hope it just doesn't become claim and counter claim. You can probably do without the stress. Can the build continue in the interim ?
A co-worker of my husband had their home built in 2014 in Tauriko. Completion date December 2014, prior to final sign off. It sounded to me like they were pretty much camping in the garden of the new build over the Christmas holidays whilst waiting for final sign off.
The post move in snagging list caused no end of stress and fall outs between themselves and various contractors.
No matter, they had it on the market within 18 months of moving in.
A co-worker of my husband had their home built in 2014 in Tauriko. Completion date December 2014, prior to final sign off. It sounded to me like they were pretty much camping in the garden of the new build over the Christmas holidays whilst waiting for final sign off.
The post move in snagging list caused no end of stress and fall outs between themselves and various contractors.
No matter, they had it on the market within 18 months of moving in.
Not too concerned with the Variation Invoice. We've formally written to the Director of the Building Franchise and informed her of our position and our stance in the matter. We've also pointed out all the clauses in the contract relating to variations which neither they nor the sub-contractor has met so contractually we think our case is rock solid and there's nothing they can do to pass on the cost to us.
The Director has since called us in to discuss (probably a loose term for negotiate) but we've refused. Told them it's nothing to do with us. It's failures between them and their sub-contractor. Our sales person who works for the building franchise is backing us all the way as she is the one who has advised us all the way and created the build contract. She believes the majority of the 'extra' earthworks costs that are being charged were or should have been in the original earthworks quote.
Our sales person and the project manager have been at the house this morning to have a look at the weatherboarding and window/door frames for themselves and to discuss the issues with our builder. Ben the builder assures us the boxing in will be done to code requirements and it will look like we want it to, BUT we aren't convinced. There just doesn't seem to be enough room above some of the windows ?
We've asked for a site meeting to discuss.
To take the edge off of any 
Oct 19th 2016, 8:04 am
#23
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Oct 19th 2016, 8:18 am
#24
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Re: New build!
We didn't request a specific type of window, door or frames. Their specification is the type they use throughout the build of their designs.
It appears the boxing in of the windows (to replicate the huge framed wooden windows of old traditional Kiwi villas) is placed over the double glazed frames after the weatherboard has been fitted, however in our case the designer or architect, in our opinion hasn't left enough room for this.
Spoke to the neighbour today who used to be a builder and the first thing he said was to do what we've asked they would have to use 2.7m stud and theyve built to 2.4m stud.
It seems the designer or architect has screwed up when presented with our requirements so although the builder will box all windows and doors it won't look like what we requested as there isn't sufficient room on the exterior walls as they are only 2.4M tall less the overhang from the roof soffits.
With the earthworks there was no real issues with the section. It is fairly flat. There is a known low point in the middle of the front garden and it was always known that we'd need a culvert under the drive to prevent that part of the drive from ever being underwater in bad rain.
The basic crux of the issue is the builder asked the earthworks guy for a quote. The quote was done. The builder assumed the quoted included the driveway and culverts plus associated costs. This assumption was passed on to us and placed in the build contract which the builder and we signed. At the start of the build, the earthworks contractor claimed the original quote did not include the driveway or the culverts plus associated materials or labour/machine costs and after doing all the work necessary billed for an extra $15 000
Oct 21st 2016, 8:24 am
#25
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Re: New build!
Ok, site meeting done and dusted this arvo.
On the subject of boxing in of the window and door frames, the builder has now realized that they failed to ask the right questions at the design stage and didn't convey the specifics to the architect and then the engineering department so the process didn't identify that we would have needed a raised roof height and stud of 2.55m or 2.7m and not the standard 2.4m. Nothing they can do about it now. They have apologized for it and will do the best they can to make it look like we always wanted. The saving grace is the front of the house is gable so there is plenty of wall to make the front windows look exactly like we wanted but down the sides and rear of the house they'll be boxed in but not fully surrounded with weatherboard like we wanted. I suppose we just have to accept it, although we will probably bring it up at the end with the below issue.
On the subject of the variation invoice, once again the builder has finally held their hands up and stated they stuffed up with the quoting process for the build contract. The project manager is going to discuss the issue with the company director to see what they can do with the final costs for that extra work as at the end of the day even though neither the builder nor contractor followed the variation process to the letter the work was done, was always needed at some point so need to be paid for, albeit they understand that they took away any choices from us over when it happened, how much it cost and exploring other options.
We have decided when the final price comes back mid next week we are going to pay in full so it doesn't affect the build process but we are going to save it for the end and hold back at the point of the final payment to sit down and negotiate some "compensation" for the failures the builder has made so hope to get some $'s knocked off the final price at the end.
Onwards and upwards.
On the subject of boxing in of the window and door frames, the builder has now realized that they failed to ask the right questions at the design stage and didn't convey the specifics to the architect and then the engineering department so the process didn't identify that we would have needed a raised roof height and stud of 2.55m or 2.7m and not the standard 2.4m. Nothing they can do about it now. They have apologized for it and will do the best they can to make it look like we always wanted. The saving grace is the front of the house is gable so there is plenty of wall to make the front windows look exactly like we wanted but down the sides and rear of the house they'll be boxed in but not fully surrounded with weatherboard like we wanted. I suppose we just have to accept it, although we will probably bring it up at the end with the below issue.
On the subject of the variation invoice, once again the builder has finally held their hands up and stated they stuffed up with the quoting process for the build contract. The project manager is going to discuss the issue with the company director to see what they can do with the final costs for that extra work as at the end of the day even though neither the builder nor contractor followed the variation process to the letter the work was done, was always needed at some point so need to be paid for, albeit they understand that they took away any choices from us over when it happened, how much it cost and exploring other options.
We have decided when the final price comes back mid next week we are going to pay in full so it doesn't affect the build process but we are going to save it for the end and hold back at the point of the final payment to sit down and negotiate some "compensation" for the failures the builder has made so hope to get some $'s knocked off the final price at the end.
Onwards and upwards.
Oct 22nd 2016, 9:41 pm
#26
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Re: New build!
spoke about this a few months back
Opportunist builders, dodgy steel and shonky standards create new building crisis 'worse than leaky homes' | Stuff.co.nz
Opportunist builders, dodgy steel and shonky standards create new building crisis 'worse than leaky homes' | Stuff.co.nz
Nov 9th 2016, 7:41 pm
#27
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Re: New build!
Latest update:
Windows and doors have all been boxed in and the painters are currently on site doing their magic. Have set them the task of painting all the boxing in white and all the weatherboards in half silver chalice.
Must admit it looks pretty good even though we won't get the exact look we wanted.
The driveway earthworks variation issue is still ticking along. Agreed to meet with the Director to discuss in the hope of coming to some compromise but as yet that hasn't happened.
Electrician has finally started on site which has been the main delay recently with nothing much happening on the inside for at least 2 weeks. Frustrating to say the least.
We have now been notified that there's no chance we'll be in for Christmas which is a bummer and completely SUCKS!!! Grrr.
Latest completion date is 27th January 2017 and the builder is using all manner of excuses why we are delayed 6 weeks.
We not happy so have emailed everybody we know in the company to express our disgust and point out the serious lack of communication plus a whole host of other failings that are blatantly obvious. Won't make the build go any quicker but makes us feel better and it is in a format that can never disappear.
Just have to keep on their backs all the way.
Most stressful thing we've ever done.
Would I ever build again.....most definitely NOT!
Windows and doors have all been boxed in and the painters are currently on site doing their magic. Have set them the task of painting all the boxing in white and all the weatherboards in half silver chalice.
Must admit it looks pretty good even though we won't get the exact look we wanted.
The driveway earthworks variation issue is still ticking along. Agreed to meet with the Director to discuss in the hope of coming to some compromise but as yet that hasn't happened.
Electrician has finally started on site which has been the main delay recently with nothing much happening on the inside for at least 2 weeks. Frustrating to say the least.
We have now been notified that there's no chance we'll be in for Christmas which is a bummer and completely SUCKS!!! Grrr.
Latest completion date is 27th January 2017 and the builder is using all manner of excuses why we are delayed 6 weeks.
We not happy so have emailed everybody we know in the company to express our disgust and point out the serious lack of communication plus a whole host of other failings that are blatantly obvious. Won't make the build go any quicker but makes us feel better and it is in a format that can never disappear.
Just have to keep on their backs all the way.
Most stressful thing we've ever done.
Would I ever build again.....most definitely NOT!
Nov 9th 2016, 9:36 pm
#28
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Re: New build!
My currently building friend probably agrees with you, but he had a good subcontract builder (he has run out of money so is doing a lot himself). He is going to end up with a stunning house though (as I suspect you will).
Good luck
Nov 9th 2016, 11:07 pm
#29
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Re: New build!
Because of nz builders, because of your current builder/experience or?
My currently building friend probably agrees with you, but he had a good subcontract builder (he has run out of money so is doing a lot himself). He is going to end up with a stunning house though (as I suspect you will).
Good luck
My currently building friend probably agrees with you, but he had a good subcontract builder (he has run out of money so is doing a lot himself). He is going to end up with a stunning house though (as I suspect you will).
Good luck
In all honesty we haven't heard of anyone not having problems. A colleague of mine recently built with A1 homes and had a bit of an ordeal, however he was building with Classic originally but kicked them in to touch as they screwed up over the design.
Have friends who've recently built with Stonewood during the time it went bust but luckily forced the completion before the company was handed to the receivers, however the house was only 80% completed so they've had to pay out more to get it finished by another builder.
We also have friends currently building with Landmark nearby and they are having a complete nightmare. Their roof has been 'completed' by a total cowboy outfit with 30 or so defects and they can see sky when they are inside, however Landmark has sent them a bill for $120k or so saying it is completed. They've retained half of the fee and told them to sort it out. Has taken them weeks to get the company director out to inspect and luckily he agrees its a crap job and needs fixing. All means delays.
The tradies - the guys that actually do the work have been awesome. No issues with any of those apart from the earthworks contractor who decided to take matters in to his own hands and gave us something he decided we needed but we didn't ask for and then charged us an extra $15k for. That variation is still being challenged and as yet we refuse to pay.
I'm sure it'll all work out in the long run but the experience has surely taken the shine off what should have been an enjoyable build. I'm sure we'll be happy when the builder has long since gone and we are in there living it and of course the completed asset will probably surpass our expectations of value against spend so on that score it will surely be a complete success.
Nov 14th 2016, 4:52 am
#30
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Re: New build!
Sure it'll be lovely once you've moved in.
We built with Golden Homes, we built on a very tight budget so our home isn't fancy, just the basic and nothing but extra insulation really and our house build was a breeze we didn't have anything to moan about really at all.
And now it's survived quite a few earthquakes and is still ok which after last nights vigorous shaking up, down and sideways seems a miracle to me!
We built with Golden Homes, we built on a very tight budget so our home isn't fancy, just the basic and nothing but extra insulation really and our house build was a breeze we didn't have anything to moan about really at all.
And now it's survived quite a few earthquakes and is still ok which after last nights vigorous shaking up, down and sideways seems a miracle to me!