Replying to readers: “Whom to trust in respect to the construction quality?”
- for part 2, click here
This week I received a very interesting email by a reader of mine. She says several things, covering many different issues. I will reply to her today and tomorrow, trying to explain to her (and all of you) my opinion regarding several "urban myths" that she describes in her text.
Mrs Anne G. wrote to me on Monday, 16.07.2010:
"First, this was an insightful series. Many of the things you say about developers are unknown to most people, so thanks for sharing, i think it's the first time I read about this in such a thorough manner. The mistrust however remains, even if the appartments are bigger.
Who do you propose to incur the loss of quality?
1. During the construction phase, there were situations when for one reason or another – lack of seriousness of the builder for ex. – a developer's apartments ended up not as good as he might have intended. This is a loss of quality. Who do you propose should incur this loss? (the end user, the bank, the developer, the builder…). A more thorny question would be: how can it be measured?"
A. I think that it is clear. This is an issue to be solved between the developer and the builder. They had a contract together and they are supposed to have arranged every detail of the project. The loss will be incurred by the end user (the buyer) only if he will not be careful and he will buy the property without a thorough control by an expert.
B. Loss of quality is measured by comparing two lists: What the seller advertises (and "commits himself to deliver") and what he actually delivers. Usually there must be a price for every investment he did. In case he delivers to you something else, ask an expert to verify the situation, stick to your agreement and don't accept anything else but what you deserve (and paid for).
You might tell me: "Look, I am a simple person, not a Real Estate expert. How do you expect me to measure these things?" The answer is simple: Pay an expert to help you, someone who will be responsible for his words. But also don't forget something: Investment in a new apartment is one of the most important decisions in your life. People usually buy 1 – 3 dwellings during their whole life cycle, each of them is important. So, invest some more time of your life, search, check and don't complain. After all, it is about your own money…
"I don't trust the way the developers laid the foundations
2. I for one have a very simple issue: I don't trust the way they laid the foundations. "And you trust the communist workers?" i can hear you saying. During Ceausescu's time, there was fear, a good motivator (there are 2 motivators for people, the other one is interest). Also, I haven't seen people complaining about the structure of their communist apartments (no cracks in the walls, no crooked lines, no misaligned windows)."
Allow me just to comment that I have seen plenty of apartments (being developed during Ceausescu's time) with big problems, cracks in the walls etc. There are periods considered better than others (for example after 1985), or periods when there were blocks delivered with minor or major mistakes. Overall, I agree with you that their quality is not bad at all.
"Are there available any photos taken during the stages of the project
For example, are there available, from any developer, for the end user, photos taken during the stages of the project? This might sound paranoid, but if I'm paying twice as much for a new apartment, I'd like to know what I'm paying for".
First of all, a new apartment is not the same story with an old one. In the new one you usually buy the apartment, plus a parking lot and some storage space too. Also the balconies are much larger than the ones constructed 30 – 40 years ago. So, it is not fair just to compare the net surface of an old apartment with the net surface of a new one. In the second case, you buy much more (or at least this should be the main idea for apartments in new projects).
You are not paranoid at all. I propose to all my clients (developers) this idea. I consult them to take photos of every stage of their project. This is the correct way, like also the approach of some others, who have a web camera connected online 24/7, showing the progress of their project. In a country where some of the players don't respect their clients, a serious player must establish all possible procedures in order to inspire trust to his clients.
"Whom to trust with respect to the construction quality?
3. The real issue: WHOM TO TRUST WITH RESPECT TO THE CONSTRUCTION QUALITY? Shall I trust you, who have a vested interest when you are trying to sell it to me? Shall I trust my eyes, even if I do not have infrared vision, to see what is inside the concrete walls and bars? Shall I bet? Because in the end, when you do not know whom to trust, you place a bet.
I guess that you should trust a combination of your first options, plus one more help:
If you trust your Real Estate consultant, you will trust his opinion too (if ofcourse he is able to express one).
You should definitely trust your eyes, for any visible problem that you might notice.
You don't need to have infrared vision. You can simply ask the help of a specialized consultant.
He can be an architect or engineer, or whoever you consider suitable to inform you responsibly.
If it is necessary, you can also check inside the walls and columns, there are special machines for this purpose too, in order to identify the quality and quantity of cement etc.
(If you want people to consult you, without paying them, then focus only on your eyes, as in 90% of cases the "consultants" will not like to work for free – and I agree with them).
On Monday, 26.07.2010
- "Developers and Real Estate agents have developed a big lie"