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Contract for Attic Conversion and Extension

  • 08-08-2013 10:34pm
    #1
    mack456
    Registered Users, Registered Users 2 Posts: 8 ✭


    Hi,

    Apologies if I am duplicating another thread here but I couldn't see anything that exactly matched my query.

    I am thinking about signing a contract with a building company for an extension and attic conversion but I have a few questions.
    • I am told fascia board to be replaced would be about 1,800 is that about right?
    • Am told that cavity wall insulation would raise the price as opposed to initial suggestion of internal insulation in extension. Is that correct?
    • Am told that it is best to ask UPC to provide an internet and TV point in the attic as we will have to get them out anyway.
    • Am told that while the builder would agree to wording in the contract to the effect that they will return within a certain timeframe should any faults be found, they would not agree to any final payment being held back for a certain period after completion.
    • Was told they would be slow to agree to a penalty clause being inserted for works that carry over
    • Contract states that property owner will be responsible to cooperate in good faith with the company and must not interfere with the companies progress of work
    • contract states that if works are not performed to standard we have the right to terminate contract within ten working days if an agreement has not been reached.
    • Was told that despite building regs saying 100mm insulation in attic, the builder will only put in 38mm because any more would mean less headroom and we just don't have the room for it. They say that attics are often done with less that the regulations state to give the headroom. Is that a reasonable statement or should I demand that more insulation is put in?

    Can you let me know if these items seem reasonable or if I should take any other course of action or be dubious?

    Many thanks


Comments

  • #2
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,146 Mod ✭✭✭✭BryanF


    mack its along list and you clearly are trying to do this as cheap as you can, so ill just respond to the main blatant issues and try not to harp on about how you should really have an arch who has prepared a detail set of drawings to building regulations etc
    mack456 wrote: »
    Hi,

    Apologies if I am duplicating another thread here but I couldn't see anything that exactly matched my query.

    I am thinking about signing a contract with a building company for an extension and attic conversion but I have a few questions.
    • I am told fascia board to be replaced would be about 1,800 is that about right?
    • Am told that cavity wall insulation would raise the price as opposed to initial suggestion of internal insulation in extension. Is that correct?
    • Am told that it is best to ask UPC to provide an internet and TV point in the attic as we will have to get them out anyway.

      [1]Am told that while the builder would agree to wording in the contract to the effect that they will return within a certain timeframe should any faults be found, they would not agree to any final payment being held back for a certain period after completion.

      [2]Was told they would be slow to agree to a penalty clause being inserted for works that carry over
    • Contract states that property owner will be responsible to cooperate in good faith with the company and must not interfere with the companies progress of work
    • contract states that if works are not performed to standard we have the right to terminate contract within ten working days if an agreement has not been reached.

      [3]Was told that despite building regs saying 100mm insulation in attic, the builder will only put in 38mm because any more would mean less headroom and we just don't have the room for it. They say that attics are often done with less that the regulations state to give the headroom. Is that a reasonable statement or should I demand that more insulation is put in?

    Can you let me know if these items seem reasonable or if I should take any other course of action or be dubious?

    Many thanks
    1. if they will not allow you hold reasonable % for a reasonable defects liability period, I would be why, visiting a lot of homes they have built and shopping around for someone more suitable that will not demand this.
    2. you expect them to cover any rent mortgage past the agreed contract date once the issues are related to them
    3. you need an architect or you need to explain more here? because this sounds hard to believe


    how many builders did you tender to? was it just this guy was the cheapest?
    is this a contract prepared by the builder? why not go with a tested in a court of law contract such as the RIAI short form


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