My scaffolding is finally coming down today!

[Nigel Watts]

If hiring the slowest builder were an Olympic sport I think I would be a contender for a medal.

After virtually a year my scaffolding is finally coming down today. The initial project was to strip the paint from my stucco, repair it, redecorate with limewash and paint the woodwork. Two months at most you would think.

The first problem was that he hugely understimated what was needed to remove the 3/16th or so of oil based paint accumulated over a century or more. Add one month say?

We then found we had to rebuild a seven foot high 16 flue chimney stack which extends along most of the party wall with my neighbour, and that this needed full listing building consent. Including the time required to negotiate the planning process, two months should have sufficed.

How then did 2 + 1 + 2 = 12?

 

[MatthewC]

How then did 2 + 1 + 2 = 12?

You forgot the +7 for the cr@p weather!

But well done, anyway. I know how I felt when mine came down after just 11 weeks.

 

[MdB]

Did somebody mention pictures?

 

[JoceAndChris]

Pictures pictures pictures pictures pictures!


Thrilled for you, it must be a great feeling. Does that mean the outside of house is actually finished???

Frustrating about the length of time, it sounds like very serious underestimation on the part of your builder, much like most of my jobs - but you would expect him to know better! Still,if you're pleased with the job then the annoyance of length of time (and presumably massive cost) will fade bit by bit, and you'll be left with the satisfaction of returning your house to an authentic finish - and I hope you'll lead the way in your street, I really do.

 

[Nigel Watts]

Unfortunately I am not happy with the result and now I can see it in full daylight the flaws are all the more apparent.

My builder was very inconsistent. In parts (c. 80% of the wall surface) he has done good job, but in other parts the work has been hurried and corners cut. This seems to be a product of his stop start approach:

- He promised to reinstate the fake ashlar lines having filled over many of them when repairing the stucco, but didn't do so consistently.

- He said he would employ a proper lime plasterer but he only did so for only some of the work.

- The lime wash is not a consistent colour and tone. This of itself is not a problem - on the contrary it is one of its attractive properties - but the inconsistency, especially from batch to batch, needs to be handled carefully so you don't get big tone contrasts, for example above and below a horizontal line corresponding to where the scaffolding boards were.

- Having run out of limewash he tried to patch up some spots with emulsion when the scaffolding came down (I have just scrubbed it off)

Fortunately many of these problems can be sorted out from ground level or with ladders, as it was at the lower levels where his work was least good, but it is frustrating.

I guess one tends to be hypercritical when looking at the result for the first time and the flaws will become less obvious to the eye over time. Overall the limewash does look much more interesting than the neighbours' emulsion and the stucco is much crisper now that all the paint and Sandtex is off. I still believe that my experiment to restore an early Victorian classical stucco facade to a limewashed finish was worth doing and I have not seen another similar house in the whole of London where it has been attempted.

If I was doing it again I would hire a conservation architect, not for his knowledge of what needed to be done (my homework was sufficient in this respect) but to select and manage the builder.

 

[plasticpigeon]

I'm really sorry to hear you are not happy. However, I'm also sorry to say that I do not think flaws get better with time, on my house they just laugh at me every time I walk up my garden path, or wonder into my back bedroom. New ones seem to reveal themselves every now and then too. If your family is willing, I would fix the flaws sooner than later! I would in my place if I wasn't banned!

 

[LadyArowana]

Very sorry to hear that you aren't happy, but be consoled that it's probably very nice as far as everyone else can see. I think we are all hyper critical of our own projects because we know them so well. Other people look and think it's beautiful! Of course we will need pictures....

 

[JoceAndChris]

Oh, it sounds like you've had an intensely stressful and frustrating time of it Nigel. One thing I'm sure of though, no builder ever could match the meticulous, superb way you carry out all your projects, and for the ordinary lay person, I bet the standard is really good. It sounds like you're either going to have to have a fair few weekends touching things up yourself (I'm shocked about the ashlar lines - they've got to be really committed to and not corner cut!), or wait until it all needs repainting and hope for a better job. I agree with your idea of using someone with more credentials next time - I think you have to go with the company with the impressive website detailing all the Grade 1s they've worked on - real conservation builders.

When I inspected Plas Mawr's paint finish last week I was really taken by the vast differences in colour (ochre limewash) over the whole thing. Wish I'd taken some pictures to show you. In places it's cream and in others yellow, very patchy but absolutely mellow and stunning and very very covetable. I wonder if rain and weatehr shifts the pigment about? You must take some piccies now (and show us!) and then take more in 6 months.

Don't be downhearted though, you've done a great thing for your house, a bit of tweaking here and there and you'll be delighted I'm sure.

 

[Nigel Watts]

Thank you for the encouraging words. Rooting around in the pile of stuff the builder has left in my garden I found a new unopened tub of limewash. I plan to have a go with this at the weekend to see if I can blend in some of the parts which are currently annoying me.

 

[JoceAndChris]

Good plan. I can't believe he simultaneously ran out of limewash and cheated with emulsion and also dumped an unopened can in your garden - actually I can believe it, knowing builders.

I swear that we get our house done I'm going to watch them like a hawk and nag continuously. I'll be the most pestering customer in the world. :lol:

 

[paulb33]

Are you able to give advice on managing scaffolding costs? Was the extended scaffolding time (cost) borne by your contractor? Trying to figure out how I might have scaffolding up for an extended period (to allow myself to repair render at my own pace....) without the cost crippling me...
Thanks.
Paul

 

[Alex]

Sorry to hear that after all this time that you are not happy with the result of your builders work, as I was reading the reply from Joce, I was thinking exactly the same as she said. From other posts on here, you appear to be one of those people who will have a go at most things and your results always look lovely, you obviously pay great attention to detail. Therefore, I think that if your builders results are not up to your standard, you will spot every fault because that is the way you are and I dont think that is a bad thing but now you are blaming yourself for not picking a better builder. Please don't be too hard on yourself, you are doing the best you can for your house. Also, limewash is patchy which maybe doesn't look right to us with our modern mindset, we are so used to seeing the perfect finish. We seem to be able to execept a patchy finish on a stone cottage but not on a beautiful Georgian property such as yours. Is it because we are so used to seeing Georgian properties covered in masonary paint which does give that uniform finish ?

You probably are not even reading this now, you are outside trying to correct your builders work. I am wasting my time writing this aren't I ? :wink:

Alex

 

[Flyfisher]

Are you able to give advice on managing scaffolding costs? Was the extended scaffolding time (cost) borne by your contractor? Trying to figure out how I might have scaffolding up for an extended period (to allow myself to repair render at my own pace....) without the cost crippling me...
Thanks.
Paul

Good question and it'll be interesting to hear what Nigel did about the extended scaffolding time.

I can relate my experience though from when I repaired my roof though. I arranged a fixed price deal with a scaffolding company through a friend of a friend on the basis that it wouldn't take more than a few months, six at most. I think it was eventually in place for about 18 months, but the company was very good about it. I then needed it moved to another section of roof and arranged a similar deal and - you've guessed - it all took longer than I had anticipated. Again the company was very good about it but it was getting a bit embarrassing, plus I knew I was going to need it all moved again eventually to repair the outbuilding roof. So, I negotiated to buy a lot of it, which I did.

If I had know then what I know now (the plaintiff refrain of the period property DIYer!) I old have bought the scaffolding from the start and then sold it on. This seems to be a common approach by self-builders and there are various companies out there that will sell and then re-purchase scaffolding.

There are various things to consider though. If the scaffolding is for personal use then I don't think certification is required ( though a safe construction certainly is!) but if you're paying someone to do work from the scaffolding then it's a different matter. Even so, paying a suitably qualified firm to erect and certify the scaffolding shouldn't cost too much.

In the end, it all depends how long you will need the scaffolding ( plus contingency!) and whether you can get a fixed price or only a rental deal. I suppose a rental deal might focus the mind on getting the work done faster though!

Scaffold towers can also be very good, although I've still found it very useful to have bits of traditional scaffolding to brace them, because they seem to wobble a fair bit in my experience. I'm sure they are safe enough but a solid working platform is somewhat more reassuring than one with even a slight movement.

I know that scaffolding is usually an unavoidable expense, but I do rather resent spending the money on that rather than on the house itself. But, as we're often observing, each case is unique.

 

[Nigel Watts]

Was the extended scaffolding time (cost) borne by your contractor?

The scaffolding was included in the price. I did agree two additional sums for extensions to the original scope of work but scaffolding was never specifically mentioned (I got very little in the way of cost breakdowns from him).

You probably are ... outside trying to correct your builders work.

I wish I were. I am stuck at work having my lunch break, but thank you for your kind words.

You must take some piccies now (and show us!) and then take more in 6 months

Will do. Both the good and the bad aspects will be posted to show the dos and don't for anyone foolhardy enough to try to repeat what I have just done.

 

[Pford75]

Nigel - Sorry to hear that you are not happy with the result of the work. But I would encourage you to live with it for a while before doing anything drastic. You obviously have a good eye for what is right/wrong, but at the same time my experience is that when a job goes on for so long, the anticipation/expectation of the finish always leads to anticlimax. That's not to say that there aren't bits which could be corrected...but you might also find that in a couple of months the whole effect has mellowed.

On the scaffolding question, we took a similar approach to others.

1. All major scaffolding for roof works has been agreed on a fixed price and in one case (for the removal of paint from the house) what was originally a 4 week job became a 6 month job!

2. We purchased our own tower. Due to the height of the gutter line, a ladder is really not suitable. We have a very significant amount of tower scaffold....enough for two towers with 11m(isn) working height, plus connections between towers. This helps with the rigidity. We also always use our 'outriggers' which make a big difference in reducing the 'wobble'...but as FF says, you need to be comfortable. The added bonus of the towers is that they are aluminium, which makes assembly/disassembly much, much easier. We have used our towers internally as well when installing chandeliers, decorating ceiling rose/cornice etc. We've even used towers for tree work/hedge cutting in the garden. They also get used every year for cleaning gutters.

If you do decide to purchase a tower...dont be tempted to skimp on the amount - it really is better to have too much scaffold than not enough.

 

[paulb33]

Thanks for the tips on scaffolding. Must say, it never occurred to buy the scaffolding. Anyone have ballparks on cost? Also, how high can you go with a tower? My house is three storey and will need top of the gable work......
Paul

 

[Pford75]

I've seen some towers as tall as 14.2m working height (platform 12.2m)!! Prices vary depending on whether you go for steel or aluminium and the general quality. Some towers are imports which don't bear the British Standard kite mark. Personally, I'd rather pay a bit extra for something built to the British Standard. We got our on eBay...but if you want to but new...this website is one of many which will provide price guides http://www.scaffold-tower.co.uk/

I'd work on the basis that all prices can be negotiated...

 

[Flyfisher]

We have a very significant amount of tower scaffold....enough for two towers with 11m(isn) working height, plus connections between towers. This helps with the rigidity. We also always use our 'outriggers' which make a big difference in reducing the 'wobble'...but as FF says, you need to be comfortable.

I'd agree with all that but would add that I've also found it very helpful to fix a diagonal scaffolding pole on two sides of a tall tower. This greatly helps the tower rigidity and the outriggers greatly improve the stability.

 

[FamilyWiggs]

On eBay now you can get 32ft by 20ft high second hand including boards for about £750.

I paid £1100 to rent similar erected for about three months.

<facepalm>

 

[LadyArowana]

On eBay now you can get 32ft by 20ft high second hand including boards for about £750.

I paid £1100 to rent similar erected for about three months.

<facepalm>

... And I'm sure Mrs Wiggs is very happy about that, trust me the last thing us girlies want ( even put away in a remote outbuilding gathering cobwebs and desiccated mice ) is a pile of bits of scaffold "that will be useful again one day" :lol: