{"id":14821,"date":"2021-03-23T09:00:44","date_gmt":"2021-03-23T08:00:44","guid":{"rendered":"https:\/\/my-life.lu\/?p=14821"},"modified":"2025-08-18T16:41:14","modified_gmt":"2025-08-18T14:41:14","slug":"real-estate-what-can-you-do-about-delays-or-poor-workmanship-12008","status":"publish","type":"post","link":"https:\/\/my-life.lu\/en\/real-estate-what-can-you-do-about-delays-or-poor-workmanship-12008\/","title":{"rendered":"Real estate: what can you do about delays or poor workmanship?"},"content":{"rendered":"<p class=\"entete\">Building a house, buying one off-plan, or renovating a property are major undertakings that require the involvement of many tradespeople. Ideally, we&#8217;d like everything to go off without a hitch, but you must be aware that disputes between professionals and individuals are not uncommon. But what concrete action can you take in the event of delays or poor workmanship? We have put together a few ideas below.<\/p>\n<p>So many different specific types of dispute could arise that we could never dream of covering every eventuality here. We have therefore chosen to use two examples to illustrate what a dispute may look like and the options you have to resolve it.<\/p>\n<p>Work to renovate Patricia\u2019s bathroom has been at a standstill for several weeks now. The builders are nowhere to be seen and delays are mounting up. Andy, meanwhile, only moved into his new house a few months ago and has just discovered a leak in his roof! What can Patricia and Andy do to respond to these problems and to whom can they turn? To shed some light on the topic, we met with Ma\u00eetre Dekhar, a solicitor and partner at the firm SD Law, specialising in construction law and consumer law.<\/p>\n<h2 id=\"h2_0\" >Make enquiries before giving the go-ahead<\/h2>\n<p>Luxembourg has a vibrant building sector, but it is unfortunately not uncommon to experience delays and unexpected obstacles when building or doing renovations. Missed deadlines, leaks, cracks, and draughty windows are just a few possible issues. Be sure to take special care and do your research before jumping headfirst into this type of work.<\/p>\n<p>Firstly, it is important to understand that responsibilities vary depending on the type of contract signed. For example, in the case of a <a href=\"https:\/\/my-life.lu\/en\/dream-home-or-disaster-zone-12006\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>new build<\/strong><\/span><\/a>, an individual can:<\/p>\n<ul>\n<li style=\"list-style-type: none;\">\n<ul>\n<li>build a house to their own specifications by contracting a general builder, an architect or an entrepreneur to project-manage the various tradespeople. The <strong>individual<\/strong> is then considered to be the <strong>project owner.<\/strong><\/li>\n<li>go through a developer and buy a new property off-plan: off-plan sale (vente en \u00e9tat de futur ach\u00e8vement \u2013 <a href=\"https:\/\/my-life.lu\/en\/should-i-go-for-an-off-plan-project-10010\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>VEFA<\/strong><\/span><\/a>) or sale on completion (vente \u00e0 terme \u2013 VAT). In this case, the <strong>developer<\/strong> or the <strong>builder<\/strong> is the <strong>project owner<\/strong>.<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n<p>\u201cThe professional, whether they are a builder, architect or developer, is bound by a duty to advise and inform before the contract is signed and during the execution period,\u201d indicates Ma\u00eetre Dekhar. \u201cThe individual must not hold back if they have any technical or administrative questions so that they fully understand the project in terms of cost, construction timeframes and even insurance cover.\u201d<\/p>\n<p>In Andy\u2019s case, for example, the work is covered by warranties that involve the responsibility of the project owner:<\/p>\n<ul>\n<li style=\"list-style-type: none;\">\n<ul>\n<li><strong>a completion bond<\/strong> (<em>garantie de parfait ach\u00e8vement<\/em>): the project owner is responsible for <strong>one year<\/strong> after the work has been delivered for any defects identified and must repair them (leaking tap, water ingress, etc.).<\/li>\n<li><strong>a two-year warranty<\/strong>: they are responsible for <strong>two years<\/strong> after the work has been delivered for fixtures and fittings (everything except major structural work): doors, windows, shutters, boiler, plumbing, paintwork, etc.<\/li>\n<li><strong>a ten-year warranty<\/strong>: they are responsible for <strong>ten years<\/strong> after the work has been delivered for defects that jeopardise the structural integrity of the house: a large crack in the exterior, a sinking patio, a structural defect or issue with the staircase, etc.<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n<p><strong>Useful info<\/strong>: The project owner (individual or professional) may take out an <strong>additional<\/strong> 10-year liability insurance (Assurance Responsabilit\u00e9 Civile D\u00e9cennale), which covers major structural work for ten years. They may also take out contractors all risks insurance (Assurance Tous Risques Chantier), which covers accidental damage that may arise throughout the construction period.<\/p>\n<p>\u201cThis insurance is not compulsory, but it allows the project owner to cover themselves financially without having to wait to find out who is liable. In practice, serious professionals are insured against risk. However, the individual is advised to take out insurance if they are the project owner,\u201d states Ma\u00eetre Dekhar.<\/p>\n<p>Patricia needs to check the clauses in her contract to see whether daily penalties apply in the event of delays. In some cases, there will be a legitimate cause for such delays and they will not fall under the professional\u2019s responsibility: severe weather conditions, staff strikes, force majeure and late payments by the individual.<\/p>\n<h2 id=\"h2_1\" >Three key steps in the event of a dispute<\/h2>\n<p>Although every situation is different and depends on the type of contract, dispute and time at which it is reported (before or after the work is delivered), there are generally three key steps to take should a conflict arise.<\/p>\n<p><span style=\"text-decoration: underline;\"><strong>Step 1: letter of complaint to the professional<\/strong><\/span><\/p>\n<p>If the delay in <strong>Patricia\u2019s<\/strong> renovation work is not covered by an exclusion list indicated in the contract, she may claim financial damages from the professional per day of delay and, if applicable, demand that work resumes.<\/p>\n<p><strong>NB<\/strong>: \u201cIf no indemnity for late delivery is provided for in the contract, the client will need to prove that the professional is at fault and demonstrate a causal link between it and the damage sustained,\u201d states Dekhar. \u201cThe damage in this specific case is the inconvenience caused by Patricia\u2019s inability to utilise her bathroom for an excessive period\u201d.<\/p>\n<p>Andy, meanwhile, must flag the issues with his roof as soon as he discovers them and then give the builder or developer a set deadline in which to correct the anomalies reported. He is able to claim under the completion bond because the work was delivered less than a year earlier.<\/p>\n<p>\u201cTo do so, the client will need to send a registered letter with acknowledgment of receipt urging the professional to fulfil their contractual obligations by complying with best practice. If the client does not feel comfortable with this,\u201d adds Ma\u00eetre Dekhar, \u201cthey can turn to an association for the protection of consumer rights or a solicitor, who will use suitable expressions and apply appropriate pressure.<\/p>\n<blockquote><p>If the professional is willing to cooperate, an amicable solution may suffice. If not, there is no point taking this route.<\/p><\/blockquote>\n<p>Associations for the protection of consumer rights, such as the ULC or the Consumer Ombudsman, can try to resolve the situation. The former will write to the builder following due process and the latter will appeal to the parties to find common ground. If the professional is willing to cooperate, an amicable solution may suffice. If not, there is no point taking this route,\u201d she advises.<\/p>\n<table style=\"width: 100%; border-collapse: collapse; background-color: #c8c8c9;\">\n<tbody>\n<tr>\n<td style=\"width: 100%;\">In Luxembourg, the following bodies can be approached for advice and assistance:<\/p>\n<ul>\n<li style=\"list-style-type: none;\">\n<ul>\n<li><a href=\"https:\/\/www.ulc.lu\/fr\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>the Luxembourg Consumers\u2019 Union<\/strong><\/span><\/a> (<em>Union Luxembourgeoise des Consommateurs<\/em> \u2013 ULC): the association intervenes to settle <strong>national disputes<\/strong> between individuals and companies. It informs and advises its members and can represent them through its disputes and legal assistance service.<\/li>\n<li>the <a href=\"https:\/\/cecluxembourg.lu\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>European Consumer Centre<\/strong><\/span><\/a> (<em>Centre europ\u00e9en de consommateurs<\/em> \u2013 CEC): the centre informs, advises and assists consumers as part of <strong>cross-border disputes<\/strong> with companies (when a conflict involves, for example, a French builder and a resident of the Grand Duchy who is having a property built in France).<\/li>\n<li>from the <a href=\"https:\/\/www.mediateurconsommation.lu\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>Consumer Ombudsman<\/strong><\/span><\/a> <em>M\u00e9diateur de la consommation<\/em>: the Ombudsman intervenes in consumer disputes (related to a sales or service contract) between consumers and professionals. It operates as an impartial mediator facilitating dialogue between parties to find an amicable joint solution.<\/li>\n<li><a href=\"https:\/\/www.oai.lu\/fr\/15\/accueil\/pour-maitres-d-ouvrage\/resoudre-un-litige\/?CC=OK\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>the Order of Architects and Consultant Engineers<\/strong><\/span><\/a> (Ordre des Architectes et des Ing\u00e9nieurs-Conseils\u00a0 \u2013 OAI): the OAI intervenes to find a solution when the conflict involves an architect, a consultant engineer, a landscaper or any other member of the Order.<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>If the professional does not want to take action, does not respond or blames a third party despite the letters and exchanges, it will be necessary to move to the second step.<\/p>\n<blockquote><p>An expert report may be a way of applying pressure to convince the professional to reach an agreement out of court.<\/p><\/blockquote>\n<p><span style=\"text-decoration: underline;\"><strong>Step 2: expert report and formal notice<\/strong><\/span><\/p>\n<p>\u201cAn expert report may be a way of applying pressure to convince the professional to reach an agreement out of court,\u201d explains Ma\u00eetre Dekhar. \u201cThe expert will take note of the failings, give a technical opinion and estimate the cost of repairs as well as any capital losses in a specific report. It is important not to confuse this expert report with the bailiff\u2019s report, which is obviously limited to a layperson\u2019s perspective in terms of construction. The bailiff will only be able to identify obvious defects and will not offer any technical conclusions.\u201d<\/p>\n<p><img loading=\"lazy\" decoding=\"async\" class=\"aligncenter wp-image-14813\" src=\"https:\/\/my-life.lu\/wp-content\/uploads\/2021\/02\/Article_12008_2.jpg\" alt=\"\" width=\"863\" height=\"575\" srcset=\"https:\/\/my-life.lu\/wp-content\/uploads\/2021\/02\/Article_12008_2.jpg 5760w, https:\/\/my-life.lu\/wp-content\/uploads\/2021\/02\/Article_12008_2-300x200.jpg 300w, https:\/\/my-life.lu\/wp-content\/uploads\/2021\/02\/Article_12008_2-1024x683.jpg 1024w, https:\/\/my-life.lu\/wp-content\/uploads\/2021\/02\/Article_12008_2-768x512.jpg 768w, https:\/\/my-life.lu\/wp-content\/uploads\/2021\/02\/Article_12008_2-1536x1024.jpg 1536w, https:\/\/my-life.lu\/wp-content\/uploads\/2021\/02\/Article_12008_2-2048x1365.jpg 2048w, https:\/\/my-life.lu\/wp-content\/uploads\/2021\/02\/Article_12008_2-1080x720.jpg 1080w, https:\/\/my-life.lu\/wp-content\/uploads\/2021\/02\/Article_12008_2-395x262.jpg 395w\" sizes=\"(max-width: 767px) 89vw, (max-width: 1000px) 54vw, (max-width: 1071px) 543px, 580px\" \/><\/p>\n<p>Patricia and Andy have two options:<\/p>\n<p style=\"padding-left: 40px;\"><strong>1. Amicable expert report:<\/strong> this is the option generally chosen when the professional is good-natured and wants a neutral expert to offer their opinion on the issue. The expert can be contracted directly by the individual. An <a href=\"https:\/\/mj.gouvernement.lu\/fr\/service-citoyens\/expert-judiciaire.html\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>official list of sworn experts<\/strong><\/span><\/a> is available to this effect on the Ministry of Justice\u2019s website.<\/p>\n<p>If the expert report concludes that there were unjustified delays or poor workmanship, <strong>formal notice<\/strong> must be sent to the professional as soon as possible.<\/p>\n<p>\u201cFormal notice is the last resort before going to court,\u201d stresses the solicitor. \u201cIt can be drafted by the individual, but a letter written by a solicitor will carry more weight in the eyes of the professional. If the latter agrees with the expert\u2019s conclusions and acts on them, then the dispute will be terminated at that point. On the other hand, if this final letter goes unanswered, the matter should be brought before the court immediately.\u00a0However, in order for the report to be enforceable against the professional at fault, it must have been subject to a discussion in which a full hearing is given to both parties or the professional must have been present when the expert\u2019s appraisal was made.\u201d<\/p>\n<p style=\"padding-left: 40px;\"><strong>2. Court-appointed expert report<\/strong>: this solution applies when there is a crisis of confidence between the client and the professional and if the situation is urgent. These are interlocutory proceedings in which the judge appoints an expert. In this case, the expert report will always be enforceable.<\/p>\n<p><strong>NB<\/strong>: \u201cThe statutory warranty period for bringing a case to court cannot be suspended or interrupted,\u201d highlights Ma\u00eetre Dekhar. \u201cThe period for amicable action must be managed efficiently so that it is still possible to take the matter to court if it falls through.\u201d<\/p>\n<blockquote><p>Some home, car or bank card insurance includes legal assistance for individuals, with a cap on legal and\/or expert fees.<\/p><\/blockquote>\n<p><span style=\"text-decoration: underline;\"><strong>Step 3: legal proceedings<\/strong><\/span><\/p>\n<p>If no agreement has been reached once all these steps have been exhausted, court proceedings must be filed.<\/p>\n<p>For Andy, the trial judge will hear the case in the district court in order to identify the responsibilities of the parties involved. In the case of a construction contract or an off-plan sale, the defect in Andy\u2019s house is considered to be a \u201c<strong>hidden<\/strong>\u201d defect because it was detected <span style=\"text-decoration: underline;\">after<\/span> the one-month period from delivery. Legal action must therefore be taken within the <strong>warranty period<\/strong> of:<\/p>\n<ul>\n<li style=\"list-style-type: none;\">\n<ul>\n<li>10 years if the poor workmanship affects major work: framework, load-bearing walls, etc.<\/li>\n<li>2 years for minor works: radiators, plumbing, doors, shutters, etc.<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n<p>However, if the defect or poor workmanship was identified <span style=\"text-decoration: underline;\">prior<\/span> to delivery (or less than one month after), it is called an \u201c<strong>apparent<\/strong>\u201d defect. Andy would have a <strong>30-year<\/strong> period to take legal action.<\/p>\n<p style=\"padding-left: 40px;\">\u21d2 These warranty periods begin as of the delivery date of the work and also apply for subsequent owners of the property.<\/p>\n<p>For the delay in Patricia\u2019s renovation work, legal action may be filed within 30 years unless stipulated otherwise contractually. The professional will be summoned before the magistrates\u2019 court if the damage is estimated to be less than EUR\u00a010,000 and before the district court if the damage exceeds EUR\u00a010,000.<\/p>\n<p><strong>Useful info<\/strong>: \u201cSome home, car or bank card insurance includes legal assistance for individuals, with a cap on legal and\/or expert fees.\u00a0This is a little-known but invaluable resource that we must not hesitate to use,\u201d notes Ma\u00eetre Dekhar.<\/p>\n<h2 id=\"h2_2\" >\u201cA bad deal is better than no deal at all!\u201d<\/h2>\n<p>To conclude, we cannot emphasise enough the importance of keeping a cool head despite the frustrations and possible anger you may feel in such disputes.<\/p>\n<p>\u201cIt is always preferable for both the individual and the professional to resolve their dispute out of court and to communicate whenever possible,\u201d advises Ma\u00eetre Dekhar. Court proceedings can often be lengthy, costly and increase frustration for both parties. As the old adage goes: a bad deal is better than no deal at all\u201d. Consider yourself warned!<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Building a house, buying one off-plan, or renovating a property are major undertakings that require the involvement of many tradespeople. Ideally, we&#8217;d like everything to go off without a hitch, but you must be aware that disputes between professionals and individuals are not uncommon. But what concrete action can you take in the event of &hellip; <\/p>\n<p class=\"link-more\"><a href=\"https:\/\/my-life.lu\/en\/real-estate-what-can-you-do-about-delays-or-poor-workmanship-12008\/\" class=\"more-link\">Continue reading<span class=\"screen-reader-text\"> &#8220;Real estate: what can you do about delays or poor workmanship?&#8221;<\/span><\/a><\/p>\n","protected":false},"author":4,"featured_media":14816,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":"","beyondwords_generate_audio":"1","beyondwords_integration_method":"","beyondwords_project_id":"44704","beyondwords_content_id":"1a5e3dd2-a7c9-4552-a9c8-3608d68e9827","beyondwords_preview_token":"eb0ee793-5c38-4173-aff4-0d4f530de742","beyondwords_player_content":"","beyondwords_player_style":"standard","beyondwords_language_code":"en_GB","beyondwords_language_id":"50","beyondwords_title_voice_id":"492","beyondwords_body_voice_id":"492","beyondwords_summary_voice_id":"492","beyondwords_error_message":"","beyondwords_disabled":"","beyondwords_delete_content":"","beyondwords_podcast_id":"1a5e3dd2-a7c9-4552-a9c8-3608d68e9827","beyondwords_hash":"","publish_post_to_speechkit":"","speechkit_hash":"","speechkit_generate_audio":"","speechkit_project_id":"","speechkit_podcast_id":"","speechkit_error_message":"","speechkit_disabled":"","speechkit_access_key":"","speechkit_error":"","speechkit_info":"","speechkit_response":"","speechkit_retries":"","speechkit_status":"","speechkit_updated_at":"","_speechkit_link":"","_speechkit_text":""},"categories":[11,182],"tags":[572,574],"class_list":["post-14821","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-myhome-en","category-help-and-support-en","tag-help-and-support","tag-homeloan","my_home"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.3 (Yoast SEO v27.3) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Real estate: what can you do about delays or poor workmanship? - myLIFE<\/title>\n<meta name=\"description\" content=\"In real estate, disputes between professionals and individuals are not uncommon. 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