Side Extension / Side Return / Pile Foundations

[clicka]

Hi All

I was wandering if there is anybody on this forum who has had a side return done where you have had to use pile foundations.

We got a quote from a building company quite prominent in the area, where side returns are effectively their bread and butter. The quote was very competitive and we liked the salesman, so we agreed for them to do the work. Only after we had paid our deposit the additional costs starting coming out of the wood work (although not literally ;-)).

We were told a soil sample would need to be done because if we were on a clay soil the foundations would have to be deeper. Er, hello, does this company employ the only people in the trade who don't know that pretty much ALL of London is on clay. Unsurprisingly the soil sample came back telling us it was clay, and the price goes up because we would now need deeper foundations.

Then we are told there is a tree on the boundary with our neighbor which coupled with the clay soil may mean having to do an "engineered" foundation solution. Er, hello, the tree was there when they came round and quoted. Its not a new tree so a bit annoyed they quoted without factoring this in. I guess they thought they'd hook us in to a contract and then tell us and we'd continue the work with them and a far higher price than first agreed, with what we had as contingency effectively spent before any work even started!!

Well, the latest is that we WILL need pile foundations as they got building control in even before we have been granted planning permission, and we were told via EMAIL a week or two back that they are PULLING OUT of the contract as they do not do pile foundations. Can you believe their customer service was to tell us by email that they were pulling out - absolutely disgraceful. The owner, who I have mailed has still not had the manners to call me.

So, we move on and hence the reason for posting. Not to bad mouth the company, which is why I have not named them but to try and find out from you good people if anybody has had pile foundations and can recommend a good builder who may be able to take this work on. Yes, surprisingly the builders we signed a contract with have not recommended anybody.

Please help.

Thanks

Clicka

[clicka]

Have I posted this in the right section???

[Mick Mac]

We had a side return done two years ago and don't recall any particular issues with foundations. Do remember a soil sample though so I guess we were ok.

We used PlusRooms - also specialists and hopefully they are not the ones who have let you down.

[sheff]

We had to have more substantial foundations.

But only at corner points where steels were going to be resting.

Id suggest that you have a structural engineer review your drawings and report on it.

It's far easier getting builders to quote with the engineers drawings and calculations.

And possibly some architects construction specs based on that report.

We had both done, as a result the contract price was what we paid, no overs.

As for the tree, that's usual depending on distance and type of tree.

We had one, but cut it down a year before starting. It was a horrendous laylandi type that was taller than the house.

[Mick Mac]

Yes, good advice - We also had structural engineering drawings separate from the builders - cost only about ?1000 from Blue Engineering. You know then that the builders will be required to follow those independent specifications.

[sylviamaria]

We had to have pilling foundations done because of a tree/clay. We used a pilling contractor separately contracted from the builders. The builders had to come and clear the ground, ready for the pilling contractors, who then took over the site for two weeks and then handed it back over to the builders to continue. It wasn't fun and it pushed the costs higher, but we would not have met building regs otherwise...

[red devil]

Tree roots can seriously undermine the strength of clay soils, the clay becomes 'desiccated' and unstable, hence the need to pile down to deep depths where the soil conditions are stable. I'm not sure cutting a tree down before helps as the damage has already been done, but a structural engineer would confirm. I'm surprised that an 'all-in-one' company wouldn't be able to overcome such a discovery, as all it needs is a specialist sub-contractor to do the piling work.

The traditional route of using an architect and structural engineer before a builder is employed usually flushes out such potential problems...

[tekton23]

Hi,

Have they been paid any fee already?

I'd find out at what stage the piling information was submitted to Building Control and compare it to the date you were first told about it. It is very strange that they have submitted anything to BC prior to having Planning in place. Also, just because Building Control drawings have been approved, does not mean they can not be changed (in agreement with the council) as the project progresses. Although it might be annoying now, hopefully all that has been lost is time and you have had a lucky escape.

The Design and Build company approach is ok (at best) if you don't mind a one size fits all approach to your project. The approach of winning the project with little site assessment/feasibility is common, the price then only goes in one direction. However, you'll be in contract with them (probably a contract they have written or compiled), with little protection and low value added. The advice Red Devil suggests is good, an architect/engineer should be acting on your behalf, managing these issues and saving money where possible.

T23