Week 80

No activity on site due to XMas break.

Week 79

No work done this week, weather was warm but ground was a quagmire.

Inside the heating was finally switched on and the heaters are now working.

Also the front door arrived and the council finished their part of connecting the house pipe to the sewage mains.

Neighbour has complained that the noise and location of the LWWP is loud and unsociable.

Lastly, it seems that the laminate chosen 5 months ago us double the price of the agreed budget - despite choosing it from the builders own samples ... extra money requested, sigh.

Week 78

Sadly the weather is so cold that it is causing delays. The weather is in the minuses and snow stays on the ground.

The heater/dehumidifier is frozen up and cannot be switched on.

The LWWP has now arrived and is installed.

The heating system has been installed and is nearly ready to be switched on. Just need the temperature to be better (next week) so that the water doesn't freeze in the pipes.

Week 77

Screed is down but now they are complaining of the high humidity in the house compounded by the snow and humidity outside - to avoid mould I need to pay EUR 600 in electricity costs to heat up the house and speed up the cement drying. In addition, it is too cold to do the plastering outside the house and so I am told I will have extra costs to bring the scaffolding back when the weather is better.

The water connection for the 'out' flow is currently being done.

Despite the weather, there was a little furry visitor to the site.

Week 76

The external steps are now done and the landscaping coming along fine, the only problem being the stupid local laws in Germany (Einfriedungsatzung) where there is a law for everything. You are only allowed a 1.2 metre wall measured from the lowest level. So, we have a footpath which is 1.5 metres below the level of the garden - therefore our garden will be 30 cms higher than the wall. Anyone on the footpath can look in - German law doesn't take into account that the 2 sides of the wall will be a different level. The only option left is either to put a fence 1 metre back from the wall (and lose 1m x 15m of the garden) or have some kind of hedging which also has to be a certain type and a certain size. Met a gardener on site who has made an offer for the 'allowed' hedges.  
  The underfloor heating pipes have been laid throughout the whole house and on Saturday the cement screed is being laid - takes 3 weeks to dry.  
  It was snowing on site so now it is too cold to do the outside plaster work - needs to be +5 C for 3 weeks.  
  The rolladen are currently being fitted as well as the extra support needed for the roof.  
  More extra work needed - steps from the footpath to the garden were not in the original offer, sigh.  
  An offer for the blow test for the energy efficiency test (for the KfW loan) was received - yet more money.

Week 75

The landscaping and L-Stein is making good progress, the external stairs are half-completed, the water connection from Stadt Kelkheim is made and the connection from electricity/water into the house is done. Telekom were there making their connection as well.
 
Plastering is almost completed (and makes the house very humid).
 
Change request (!) from the missus to add a shelf built into a wall in the shower - so more costs. Gate/steps to the Fussweg was not part of the contract - so even more costs.
 
But overall it is progressing nicely. Next week should see the underfloor heating put in - move in date by end-Feb looks likely unless we hit delays
 

Week 75 - Costs

By my calculation I am EUR 150,000 over the original budget/estimate.
 
Firstly, I asked for a 100% mortgage. Then when the bank asked me home much money I would bring to the project I said EUR 30,000 - that money was for relocation costs, fees, furniture etc.
 
What they didn't tell me, was that this was expected to be added to the mortgage - when I sent my first invoice they told me I first had to prove that I had paid EUR 30,000 worth of invoices myself before they would pay anything. ()!@%(%!_!!(@#%&@*(^_!@&#)!^)!@#$%^*
 
Then, when I had to change builder I ended up needing to borrow 100,000 to finish the project with a different builder.
 
I have to pay money to repair/correct shoddy work from my original builder - e.g. damaged hose, roof support (due to inefficient roof building).
 
The new building contract includes bog standard prices for things like doors so I end up paying extra just to get something half decent.
 
Many things I have to do were conveniently left off the offer and now I am told that I need them and need to pay for them (e.g. drainage from the slope).
 
Then my Architect says he "won't work for free", despite me having already paid 100% of the contract value - no I am being charge on an hourly rate for his continued work (adding 50% to his fee). To be fair, he is working - but I wonder what the contract payment was for ... to turn up on site every week to report on 0 progress from the builder.
 
On top I have to also now pay lawyers fees - not cheap and I had to pay for a defect analysis, report and updated report after the builder's termination.
 
Kitchen price went up due to inflation.
 
Had to drop plans for a garage to save costs ... now just getting a car-port which I only just found out will be without roof. What use is a car-port without roof?
 
(and Christ knows if my old builder will find a way to invoice me for his half-finished work or whether I can successfully claim compensation/damages from him).
 
Not sure I will have any money for removals or furniture.
 
Rant over, :-)

Week 74 - Kitchen

Met with kitchen company to reconfirm everything and agree on some small changes (kitchen counter extended to window, different extractor fan, plate warmer). If it looks anywhere near as good as the mock up then it will be awesome (as the Yanks would say).

Week 74

Plasterwork nearly finished and earthworks also being finalised.

The only problem is that there is an issue with the local water supply needing 2 weeks of work else locals are without water. This means that my water connection is delayed :-(

Week 73

On site to make some design decisions regarding landscaping the borders, outside steps, ventilation, etc.

Again there is progress and many workers on site.

Electrical work progressing, sanitation pipes laid, partition walls all completed, plastering work commenced, window sills fitted, water pipes in place.

I have a feeling that it is going to be (as the Yanks would say) 'awesome'.

Extra costs are really starting to add up though.

Week 72

More progress, windows sills going in, sanitation and electrical work continuing, etc. On holiday this week so can't see the progress but now I look forward to visiting the site. My only fear now is that extra costs keep adding up as: 1) things that I thought were included, and were always discussed, are not in the offers 2) the standard choices included in the offers (e.g. doors, tiles, etc) are crap and so my choices are more expensive.

Week 71

Met on site with the kitchen guy and went through everything again with electrician - decide to add Ethernet cables throughout.

Also, sanitation guy has started work fitting things, partition walls and ceilings being done, bathroom wall being built too.

Week 70

Met on site with the builder, electrician, architect, sanitation and roofing people. Progress is still going on!! Heating engineer will start work next week, electrician too. Kitchen guy will come to check the site on Monday. Happy days.

Week 69

Met the builder and architect, still no final contract ... Lawyer sent an email just before the meeting asking for some documents (not sure why this had to wait til the last minute).
New builder peeved and wants payment on his account within 10 days.


Went to see some stone at the weekend, still can't find anything decent for €30 m2 (brutto).


Also went to house and happy to see progress, outside wall re-isolated (wrongly done by old builder), remaining inner walls now done in brick, roof insulated, loft floor in place, and some weird material on the floors covering the concrete.

Also ask to redesign the bathroom with 2 hours notice. Indeed, the original design didn't work but why wait now to mention it? It takes 6 months (apparently) to sort out contracts and redesigning a major room needs to be done in 2 hours, sigh.

Week 68

Not heard so much - final contract finally arrived but no news on the compensation claim and no reply to my questioning of the status of it.


Can't seem to find decent tiles within budget - there is 1 supplier only that the builder uses.

Week 67

I am told that work has indeed commenced.

Week 66

Little news, I hope this is because work is due to start on Monday. However, I have still not seen a contract.

Week 65

The promised updated contract didn't materialise. Neither too was there any evidence that my compensation claim has been started.

Week 64

Met with the lawyer, architect and new builder to go through the amended contract. Some further minor changes to be done, but nothing where we need to meet again. The contract will be finalised and sent for signing this or next week.
 
The important news is that all is now fine and the builder will start work on 24 September with a contractual (i.e. 'CYA') deadline of 15 March 2013 but a promise to try and complete by end-January 2013.
 
Regarding the old builder, he has done nothing more and his lawyer is unreachable. He has had enough deadlines and now his remaining items will be cleared from the site and thrown away. He even told the new builder not to take the contract with me!!!!
 
He has not presented final invoices plus info on his calculations, as requested.
 
Next week my lawyers will work on my compensation claim which won't be small. But I fear that the old builder will go bankrupt before I get a cent.

Week 63

Busy on vacation, not much to report.

Week 62

For reasons unknown to me, the contract was still not finalised before my 'known' vacation.

I am now in Tuscany for 2 weeks and see only a few emails flying by indicating that meetings are happening (architect, city council, electrician, hearing/sanitation).

Also a promise to clear the site on Tuesday, made by the old GU, did not materialise.

Week 61

The remaining windows are now fitted this week and hopefully the contract is finalised and a solution to the old builder's stuff is still to be found.

In addition, the city of Kelkheim will also write him a letter demanding that he removes his fence (at least) within 14 days.
He won't react to the lawyer, let's see how he reacts to the city of Kelkheim.

Week 60

Week 60, and I feel 60.

This week they start the plastering needed to fit the remaining windows.

On Thursday all parties met to discuss the new contract. A few minor changes are needed

One obstacle is that the previous builder has not removed his old stuff and so the new builder cannot start as he will not pay to remove them and pay for the 2 containers for storage. The old builder says he will do it if he gets paid money!!!!
Also, the old builder has not reacted to his termination, the request to clear his things from the site by 29 July, the request to propose 3 dates to meet on site to agree that state of the building before the new work starts, or the request to submit his final invoices showing how they are calculated.

His lawyer said he wants to sue but will accept a compromise ... but from my side there can be no compromise without him paying me a lot of money.
The request for compensation - that will follow soon.

Week 59

Met the Notar today to update the Grundbuch - of course, invoice to follow.

Week 58

Letter sent to the builder today:
"Namens und in Vollmacht unserer Mandanten kündigen wir daher mit sofortiger Wirkung den mit Ihnen geschlossenen Generalunternehmervertrag." or, in English, "you're fired".

I have no choice ... as said many times before, there is no trust in the builder's competence to finish the job, or finish it properly.

This whole experience has been stressful beyond belief and leaves a legacy effect in terms of bad memories and also permanent increase in mortgage payments and lower chance for re-sale.

Of course, the story won't end here - there is compensation to claim and a lengthy battle awaits. But hopefully one chapter is closed and the new builder can start work on finishing the vision.

Week 57

Last week it was more money to re-do a survey x weeks later just to confirm that indeed the builder has done nothing ... even though the builder has confirmed that he has done nothing.
In addition 7 invoices from the builder claiming for works (allegedly) done.

This week it is the turn of the lawyer to ask for more money as our contract covers only termination and not compensation or drafting a contract with the new builder - this is a nice 112% price hike.
And if course I still need to arrange a date with the Notar to update the Grundbuch - more costs.

On a positive note, met with the new builder - he will get a draft contract today and the plan is that he starts work within 2 weeks and move in date is the end of the year.

Also, the 'cancellation with cause' letter will be sent to my current builder together with a rejection of his invoice claims.

I fear it will end up in court ... but I am determined to seek compensation.

I am going to end up bankrupt with a very expensive mortgage made up of 50% in fees alone with little chance of a sale recouping my costs or of covering the mortgage from renting it out.

Week 56

My old builder (nay, comedian) has sent me a collection of invoices to the tune of EUR 124,000.
Some of the work was not done or even agreed and grossly exaggerates the work completion level.

Week 55

I signed a contract with the bank for the extra 100k needed at nearly 6%, double the rate of my other loans.
And this at a time when the ECB has set record low interest rates: http://www.bbc.co.uk/news/business-18722911

So, now I need another meeting with the Notar to update some document.

Also I had to switch my bank account to Commerzbank - I got the pin number for my new card before I even signed and agreed! Also I had to take out Life Assurance. All in all about EUR 650 extra per month, sheesh.

Week 54

Unreliable mortgage broker - just disappears and becomes I contactable - I missed an appointment with the bank because he didn't turn up or answer/return his calls.

The bank agreed to lend me the extra money but due to the high risk they will lend to me at 5% interest rate, and I have to switch my bank to Commerzbank, and I have to take out a life insurance policy.

Week 53

Still waiting for the bank.

Week 52

Just waiting to hear if the bank will lend me the extra money needed. If so, then it is all systems go... again.

In the meantime I have terminated the Windows part of the contract with the builder and contracted a new company to start work on that on Monday. They will also order the missing windows which should arrive in week 30 (w/c 23 July).

Week 51

It's actually exactly 12 months to the day when I agreed a contract (with the most incompetent builder in the world) to build my house to be ready to move in by November 15 2011. Sigh.

Week 50

All the offers from the new contractors are in.

To finish the project I will need to grovel to the bank and see if they will lend me in the region of 75k-100k extra.

If so then I hope to sign all contracts next week and terminate my existing GU. If not I will have to see if I can continue working with him - but the trust is gone from my side.

In parallel there will probably be a lengthy process of claims and counter-claims ... he has cost me 50k in extra costs (rent,fees,etc) and the cost to conclude on top. He thinks he has done more work than he has been paid for.

What a nightmare.

Week 49

Just collecting offers from sub-contractors, e.g. electrician, window-maker etc, so that hopefully I can terminate the GU and sign up the others directly.

Met the lawyer on Tuesday - I am committed to terminating the GU who claims slow progress because I haven't paid him.

Met the new potential window fitters on Thursday - surprised to only just learn that the Falttür is in aluminium and so cannot look the same style/colour as the Kunststoff windows round the rest of the house.

Met the potential new builder again on Friday, on-site, to clear up and finalise a few things. Final offer to come next week.
Also saw a garden done by a recommended landscape gardener.

Week 48

The GU has come back, 1 day after the final deadline, and ignored all that was requested.

He claims that the problems are just misunderstandings and communication problems. He will come up with a new plan next week.

I have no faith in him and still plan to terminate if the other company comes up with a good offer.

The other company has come up with an initial offer which is still a little bit high. Hopefully next week all will be sorted out.

Week 47

The lawyer has sent a letter with a second deadline of 7 May else the contract is cancelled. So far no reply from the GU at all.

I met another potential builder who can take over, who seems knowledgeable, and has a good track record.
Unfortunately he is Russian (and quite scary), and more expensive, and cannot of course offer warranty on work done by the previous GU. He is preparing a firm offer by the weekend.

He has asked for an offer for the 3 remaining windows from the same window-maker that did the initial windows. Sadly, this guy is adamant that I should pay also for the work done for fitting the existing windows.
From my side I don't have a contract with him, only a contract with the GU - and he needs to reclaim money direct from the GU. But this guy does not understand and so we will have to find someone else.

He also suggested he would go on site and remove all the windows he fitted so far - surely this is illegal?!!!!

So, does someone know any window-makers?????

Week 46

No reply from the GU, but unfortunately the lawyer said we need to give him a second deadline, sigh.

Week 45

Waiting for the GU to reply to the letter with a deadline of Fri 20th April.

Week 44

The lawyer has sent a letter to the GU asking for all sorts of info by 20th April else we will partially/fully terminate.

Meanwhile, the only progress I can see is that some holes have been put in the walls to allow the cables in.

Week 43

According to the lawyer, I should avoid meeting the GU for the time being so no meeting on site at the moment.

The independent report has been finalised with an estimated EUR 70,000 worth of work needed to correct and complete work on site that is supposedly done.

Fingers crossed I can terminate this joker and get someone else to take over - anyone know a good builder?

Week 42

Met with the Stadtwerke to discuss the missing details for the water connection.

Week 41

It's with the lawyer(s) now.

Week 40

Met the 'GU' and discussed also with Stadt Kelheim about the water connection.

He claims he has given them the plans, they say he hasn't and are so uninmpressed that they want an advance payment of EUR 7,000 (which is not normal). Of course this is for me to pay as well.
Sigh.

Week 39

Decide to meet with a lawyer this week. Complicated stuff.
The bad news is that I was ill-advised, my contract is s**t.
The good news is that I have a good case to claim damages from the GU.
So I made it clear to him - we will have a new contract, fixed dates - and first deadline that is missed I will cancel the contract and sue for the damages.

Week 38

No progress - just a few minutes work digging up the floor to deal with the mislaid pipe and a strange attempt to seal the roof.
Also, remaining windows only just ordered - so yet more delay.

Week 37

Oh dear oh dear.

Good news is that they have made good progress putting the interior walls in.
Bad news is that the windows aren't all in yet and the house isn't sealed - so the walls could get damp and ruined (surely this is page 1 in the builders' manual?).
The GU can't even tell us when the remaining windows will arrive on site - he just hasn't got a clue at what he is doing.
The downstairs toilet has been done with Egyptian boards instead of a proper wall, as per the plan - so needs to be redone. Also it was done at 1.2 metres instead of 0.9m as per the plan.
The kitchen has an abwasser pipe concreted in the middle of the room - completely the wrong place and needs to be moved.
The abwasser pipe for the downstairs toilet is also in the wrong place - outside the toilet!!!! and so must be moved.
There is also an abwasser pipe in the middle of the office - the GU has no idea why.
In fact the GU couldn't explain why they are in the wrong place or why he has not checked everything was being built according to plan.
The structural engineer hasn't been called to validate the windows and columns.
Do you have to be incompetent to become a builder? How can a project be 100% late with only 2 weeks of explained delays? (unexpected sewage pipe through the property).

Week 36

Windows nearly fitted (I -was- told it was a 2 day job), and partition walls are now being installed.

Week 35

I love Windows! ... the glass ones of course. I am told they are being fitted today.

Week 34

Roof tiles on, drainpipes on, just the crest stone remains.
Window balustrades done, and rain water tank finally in place, and correction works 50% completed.
But now it is too cold to do much more.

Week 33

We have a roof going on!

Week 32

Very little again apart from some cabling.

Week 31

Put a rocket up the GU's **** on Tuesday and (hopefully) it had had an effect.

Today there were the various sub-contractors on site for rohbau, electrics, roof, etc. Windows openings finally sealed too. Let's see next week.

Week 30

Another week, again no progress - blaming the bad weather (wet and windy).
It is true, but we told him months ago to get the house finished before the bad weather came.

We also arranged a meeting on Tuesday at the Architect's office and the contractor turned up at the building site - kinda sums him up really.

The good news is that his other projects are coming to an end so hopefully he can now devote the right amount of time needed.