Programme compression after a wet winter
A builder is three weeks behind on a two-storey project after prolonged rain. The frame is up but the roof is not yet covered. The client has a fixed move-in date in eight weeks. The remaining works include roof cladding, rough-in, insulation, lining, fit-out, and external rendering. The builder's supervisor proposes bringing in a second lining crew and starting internal lining before the roof is fully clad on the upper level, using temporary tarps. The renderer says rendering in current temperatures (forecast maximum 9°C for the next week) risks poor curing. The contract has a liquidated damages clause of $500 per day.
1. Evaluate the supervisor's proposal to start lining before the roof is clad.
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Starting lining before the roof is clad is high risk and should be rejected in its proposed form. Lining boards and insulation are vulnerable to water damage, and temporary tarps are not a reliable weatherproofing solution over an extended period, particularly on a two-storey building where wind-driven rain can enter at wall and roof junctions. If the lining becomes wet, it may need replacement, which costs more than the delay.
A safer approach is to prioritise completing the roof cladding on the upper level first, even if that means redeploying labour from other tasks, and then commence lining in areas that are genuinely weatherproof. The builder can also sequence rough-in and insulation in covered areas while roofing proceeds, keeping trades productive without exposing finished work.
The second lining crew may still be useful once the roof is closed, but adding crews to a compressed programme increases supervision demand and defect risk. The builder should confirm the supervisor can adequately oversee the additional crew before committing.
2. How should the builder address the rendering temperature issue and the liquidated damages exposure?
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Rendering at forecast maximums of 9°C is outside the recommended application and curing range for most cement-based renders, which typically require protection from frost and adequate curing temperatures. The builder should not instruct the renderer to proceed regardless. Options include delaying the render until temperatures improve, providing temporary heating and enclosure to maintain acceptable conditions, or using a product system specifically rated for low temperatures with the manufacturer's written confirmation. Any temporary heating must be safe and adequately ventilated.
On liquidated damages, the builder should first check whether the contract provides an extension of time for inclement weather and whether the builder has given the required notices. If the delay is attributable to weather covered by the clause, the builder should claim the extension promptly and in writing, with weather records. If not, the builder should quantify the realistic completion date and discuss it with the client rather than allowing the exposure to accumulate silently.
The builder should also consider whether the client would prefer a later date over compromised quality. A written programme update with reasons is more defensible than an unrealistic promise, and it preserves the relationship if a claim for liquidated damages is later disputed.