Architect signed off on extension but there are issues - can I claim off his PI

asdf85

Hi

I am in the very early stages of investigating my options so all advice welcome.

I recently renovated my house which included a 25sqm single extension to the rear, no planning permission required. I funded the works via a top up mortgage so I had to get an architect to sign off on the works stating that they are compliant with building regulations. I foolishly used the architect recommended my builder and now I have a lot of concerns.

I first became concerned when I noticed significant pooling of water, lasting days, on the flat roof, all of if around the skylight and nowhere near the edge so its not able to drain off the off. I raised this with the builder and he said he'd get the roofer to put on more layers. That was in July and despite calls and messages I haven't heard from the builder.

Then I started looking into the other work done by the builder and other things have concerned me, the extension was built over an access point to shared waste pipe, they did add in a new access point but when I check this on the internet its not allowed without approval from Irish water. Other issues are there is no vent for the toilet waste pipe. The grey water from the kitchen sink, dishwasher and washing machine empty into a rain water waste pipe.

The architect signed off on all these works and completed the forms for the bank but its now come to my attention he never visited the site, he just based this off what the builder told him - the builder and architect said they would organise the site visits as I was living in my parents house while the works were on-going. I am so annoyed at myself for being so naive and not paying closer attention to the work being done.

I'm now beginning to think that builder didn't get an engineer to sign off on the rsj beam to support the back wall and also rather than use concrete foundations, for one portion of the build they used a rsj beam on concrete blocks as the foundations. Is this okayt? At the time I allowed the builder to convince me this was normal but now I honestly dont know, it could be fine but based on the other issues I'm concerned. Another area I'm now concerned with and could be nothing is that my neighbour recently build an extension - cavity wall, so my builder didnt build a wall on that side, he just added insulation. My extension is breezeblock build not cavity again I didnt ask about the build types at the quote stage just assumed. This could be nothing but with the other issues I'm doubting everything.

I'm hoping someone can give me advice on next steps - I am getting an independent architect/engineer to assess the building works but since it can only be visual not sure how much help that will be. I don't have a contract with the builder so not sure what recourse I have with him. I still owe the builder money so will obviously withhold that until the issues are resolved. But with the architect he did provide his PI insurance to the bank. If the issues I've noted above are actually non-compliant can I claim off his insurance the cost to rectify them?

Thanks for reading and your advice.

muffler

Thats quite a read. First of all (and Im not being critical here) you made a couple of basic mistakes. You should have signed a contract with the builder and you should never have used an architect recommended by that builder. Unfortunately these mistakes happen but the best thing to do in your situation is get your independent engineer or architect to carry out a full assessment of the works and prepare a report accordingly. They should be able to identify the problems you have outlined above.

After you get your independent report sit down with your new professional, the other architect and the builder and attempt to resolve the issues.

Its very important to remember that claiming off a professional's PI insurance should be as a last resort and not the first step in seeking to have matters resolved.

Mellor

The water pooling is workmanship issue. Not an architectural thing.
The waste access point that the extension is over is unlikely to be an Irish water waster sewer. It’s most likely a private drain. I’d hazard a guess that this is where the RSJ was used, to bridge over the pipe. If so, that’s on. It’s a rising wall not a foundation.

No contract with builder if an issue. Will make claiming difficult. Will also make it hard for him to get paid further.

As for claiming on architect’s PI. That total depend on what he was engaged for and what he signed off. What the architect’s contract say.

asdf85

Thanks for the advice, yes definitely feel very foolish about how I went about this. I spent a lot of money and the "catatastrophiser" in me feels like I've wasted all the money and in a few years it will cost me even more to fix. But hopefully the independent professional will put my mind at ease!