The Quote That Grew: Variations on a Bathroom Renovation
A licensed plumber quotes $9,400 for a full bathroom renovation in a strata apartment, including replacing the shower, toilet, basin and concealed cistern. The written quote lists fixtures, labour and a 'make good' allowance of $600 but says nothing about variations, access or asbestos. During demolition the plumber finds the existing floor waste is not connected to the stack, the slab has a hairline crack near the waste, and the wall lining behind the cistern contains what may be asbestos. The owners corporation requires a $500 access bond and written notice before any work affecting common property. The client is refusing to pay more than the quoted price and says the plumber should have known. Work has stopped for four days.
1. Explain the plumber's contractual and compliance position on the variations and the possible asbestos, and what should have been in the quote.
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The quote is a fixed price for the described scope, but undiscovered defects such as an unconnected floor waste and asbestos-containing material are outside that scope. The plumber should not simply absorb the cost or abandon the job. The correct step is to stop work in the affected area, document the findings with photos and measurements, and issue a written variation for the additional work before proceeding. If asbestos is suspected, work must stop, the material should not be disturbed, and it should be assessed by a competent person consistent with work health and safety requirements; the plumber should not cut or drill it. The original quote should have stated assumptions, exclusions, a variation process, access arrangements, and how unforeseen defects and hazardous materials would be handled. The owners corporation's access bond and notice requirement for common property should also have been identified and built into the programme. Clear documentation protects the plumber's entitlement and shows compliance.
2. The client refuses the variation and the owners corporation wants notice. Set out how the plumber should manage the dispute and the site over the next week.
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The plumber should put everything in writing: a variation notice describing the unconnected waste, the slab crack and the suspected asbestos, the cost and time impact, and the fact that work in those areas is suspended. The plumber should request written instructions from the client and, where common property is affected, give the owners corporation the required notice and arrange the access bond. A site meeting with the client and strata representative is sensible to agree the path forward. If the client will not agree, the plumber should not carry out the disputed work without instructions, but should keep the site safe, protect the asbestos suspect area, and preserve evidence. The plumber should check the contract's dispute clause and consider the applicable consumer and building contract requirements before escalating. Throughout, the plumber should keep records of dates, communications and costs. Abandoning the site without notice risks a claim; doing unauthorised work risks not being paid.