AIB Building Cert

Joey Joe-Joe Jr

Apologies if this has been dealt with before, but here goes...

I recently bought a house which was in need of a complete revamp which included the building of an extension. The total cost of the work is going to be in or around 100k, I had 40k and have been approved by AIB for the other 60k.
The work is at plastering stage now and I have exhausted my own cash so I need to get cash released by the bank. In order to do that I need to get a form called the AIB Building Certificate stamped by an Architect, Engineer or Building Surveyor.
Given that the extension was quite small and uncomplicated I did not involve an architect. However now that I need this form stamped I have contacted a couple of Architects to see if they are interested in coming out to have a look at the site and but they have said that because they were not involved in the building from the start, that they are not prepared to sign or stamp the document.
Is anybody there familiar with this document. Why would an architect be reluctant to sign, do they automatically assume liability for anything that could potentially go wrong with the house at any time in the future?

Advice and suggestions appreciated

ThePiedPiper

Joey,
In the event that you defaulted on the loan and the bank repossessed, the bank would then own the property with a view to selling it.. If it was found at this point that the quality of the build was sub-standard, then it would fall back on the engineer/architect who signed the forms. I'm not sure how exactly you're going to get around this problem. Are you doing all the work direct labour or did you at any stage employ an engineer or contractor with their own engineer who could sign off? I presume you received legal advice regarding the mortgage? You should consult with your solicitor (if you have one) and your bank relationship manager..

sydthebeat

Joey Joe-Joe Jr wrote: »

Apologies if this has been dealt with before, but here goes...

I recently bought a house which was in need of a complete revamp which included the building of an extension. The total cost of the work is going to be in or around 100k, I had 40k and have been approved by AIB for the other 60k.
The work is at plastering stage now and I have exhausted my own cash so I need to get cash released by the bank. In order to do that I need to get a form called the AIB Building Certificate stamped by an Architect, Engineer or Building Surveyor.
Given that the extension was quite small and uncomplicated I did not involve an architect. However now that I need this form stamped I have contacted a couple of Architects to see if they are interested in coming out to have a look at the site and but they have said that because they were not involved in the building from the start, that they are not prepared to sign or stamp the document.
Is anybody there familiar with this document. Why would an architect be reluctant to sign, do they automatically assume liability for anything that could potentially go wrong with the house at any time in the future?

Advice and suggestions appreciated

as AIB are loaning you money, they want some guarantees

1. That the money is being used correctly on a build that complies with building regulations (structure, fire, ventilation etc).
2. That the money is actually used on the build and not on foreign holidays, cars etc.

They need a professional who has indemnity insurance to give them these guarantees.
It would be bad professional practise to take responsibility for something they have had no involvement in.. .the foundations have not been inspected, so how is any professional expected to guarantee that they are suitable for purpose??? The floor construction has not been inspected so how is any professiona supposed to guarantee that the floor slab i sstructurally ok, of that there is adequate insulation under, or that there is a DPM course...... etc etc... see where im going with this.

You might find someone who is willing to do this, and more luck to them if they are, but you will probably be required to do remedial action such as core drill the floor to check as above... or dig trial holes around the foundations to check found depth and soil conditions etc....

Joey Joe-Joe Jr

Thanks folks.

I understand of course the reasons why the bank require the form. What I don't understand is why I can't find an engineer or architect willing to come out to the house to have a look.
They don't have to sign anything if they're not happy with what they see!

PS. the floor isn't in yet.

Poor Uncle Tom

Joey Joe-Joe Jr wrote: »

Thanks folks.

I understand of course the reasons why the bank require the form. What I don't understand is why I can't find an engineer or architect willing to come out to the house to have a look.
They don't have to sign anything if they're not happy with what they see!

PS. the floor isn't in yet.

I'm afraid it's what they can't see that is stopping them from calling out. Covered works can not be certified afterwards by someone who has not seen them. The bank will require full certification before monies can be drawn down. Catch 22.

sinnerboy

OP - the architect would become responsible for the entire house not just the extension .

So for instance suppose
you choked off ventilation to your main roof space by allowing the insulation to bind near the roof edge

your electrician did something dangerous

your plumber did not properly vent the drains

etc etc and the Architect just "signed off" - well it could be HE who could be held to account .

Keep looking and you will find someone BUT - be prepared for them to do more than "sign" . They may require you and your contractor to jump through some hoops .

mr_edge_to_you

This is something that your solicitor should've pointed out to you when arranging the legal side of the finance, not much use to you now. You will get someone, just dig out the yellow pages and start ringing. Look specifically for engineers as opposed to architects. The engineer looking after our signoffs had no input whatsoever into our plans but we did have him on board from day 1. We had to have this in place before our mortgage was approved. Unfortunately they'll probably charge you more because they have to work retrospectively. Maybe ask the contractor who is working for you to advise of an engineer who he has a good working relationship. There is an issue here with independence but it might get you quicker access to your funds!

Joey Joe-Joe Jr

Thanks again folks.

The funny thing here is that the bank gave me the cash to buy the existing house (which was a wreck) without seeing an engineers report. :rolleyes:
Now I'm trying to add value to the place by putting on an extension, installing central heating, installing kingspan everywhere, rewiring and fitting double glazed windows and their paperwork is putting a spanner in the works. :mad:

DOCARCH

Joey Joe-Joe Jr wrote: »

Thanks again folks.

The funny thing here is that the bank gave me the cash to buy the existing house (which was a wreck) without seeing an engineers report. :rolleyes:
Now I'm trying to add value to the place by putting on an extension, installing central heating, installing kingspan everywhere, rewiring and fitting double glazed windows and their paperwork is putting a spanner in the works. :mad:

Good point! Sign of times I'm afraid.