You hired a builder based on specific plans - whether they were architectural drawings, detailed sketches, or written specifications. When your builder deviates from those plans without your approval, it's a clear breach of contract. You're entitled to compensation for the work that doesn't match what you agreed to pay for.
Why Following Plans Matters
Plans are the foundation of your contract with a builder. They specify dimensions, materials, finishes, layouts, and design features. When you agreed to the project and price, it was based on these specific plans.
Deviations from plans can result in work that's not fit for your purpose, doesn't match your vision, reduces your property's value, or simply isn't what you paid for. In all these cases, you have legal grounds to take action.
Common Plan Deviations
- Wrong dimensions - Rooms smaller than specified, ceilings lower than planned
- Layout changes - Windows, doors, or walls in different positions
- Inferior materials - Using cheaper alternatives than specified
- Missing features - Omitting built-in storage, lighting, or other planned elements
- Different finishes - Wrong tiles, flooring, or fixtures from what was agreed
- Structural changes - Building different support structures or foundations
- Incorrect placement - Kitchen units, bathrooms, or extensions in wrong locations
Your Right: You're entitled to receive exactly what was specified in the plans, or compensation for the difference in value and cost to rectify.
When Deviations Are Acceptable
Not all plan changes are breaches. Builders may sometimes need to make minor adjustments, but they must follow proper procedures:
Acceptable Changes Include:
- Minor modifications made necessary by unforeseen site conditions (with your approval)
- Changes you explicitly approved in writing (emails, texts, signed variation orders)
- Improvements that exceed the specification without additional cost
- Small technical adjustments that don't affect the final appearance or function
Critical: Any significant deviation from plans requires your written approval. Verbal agreements or builder decisions made without consulting you are breaches of contract.
What You Can Claim For
When your builder hasn't followed the plans, you can claim compensation for various costs:
Direct Costs
- Cost to demolish and rebuild to correct specifications
- Price difference between what you got and what you paid for (if inferior)
- Additional contractor fees to correct or complete the work properly
- Cost of materials needed to bring work to specification
Consequential Costs
- Loss in property value if deviations reduce market price
- Planning permission issues if built differently than approved plans
- Survey and expert fees to document the deviations
- Storage or accommodation costs if remedial work extends your project
Builder Ignored Your Plans?
Get a free assessment. Our AI assistant will evaluate your case and tell you exactly what compensation you can claim.
Proving Plans Weren't Followed
To succeed in your claim, you need clear evidence showing what was planned versus what was built. Gather:
The Original Plans
- Architectural drawings or approved plans
- Detailed specifications or scope of work documents
- Your contract referencing the plans
- Quotes showing what was priced based on the plans
- Any planning permission drawings
Evidence of Deviations
- Photos showing the actual work compared to plan measurements
- Professional measurements documenting differences
- Surveyor or architect reports confirming deviations from plans
- Material receipts showing different materials were used
- Correspondence where builder admits to changes or refuses to follow plans
Financial Impact
- Quotes for remedial work to bring it to specification
- Valuation showing reduced property value
- Receipts for expert reports and surveys
- Evidence of sale fall-throughs or buyer concerns
Common Builder Excuses
Builders who deviate from plans often use predictable excuses. Here's how to counter them:
"I Told You About the Change"
Unless you approved changes in writing (email, text, signed variation), verbal discussions don't authorize deviations. Check your contract - most require written approval for any changes.
"It's Better This Way"
The builder's opinion is irrelevant. You contracted for specific plans, and they don't have authority to make changes based on their preferences. If it's genuinely better, they should have proposed the change and got your written approval.
"The Plans Were Wrong"
If plans had errors or weren't buildable, the builder should have flagged this before starting work. Building something different without discussing it is still a breach.
"It's Only a Small Difference"
Size doesn't determine whether it's a breach. Even small deviations can significantly impact value, function, or aesthetics. You're entitled to what you paid for, regardless of the builder's view on whether the change matters.
"It Would Cost Too Much to Follow the Plans"
Cost difficulties are the builder's problem, not yours. They quoted based on the plans and are contractually obligated to deliver what they promised at the agreed price.
Don't Accept Substandard Work
You paid for specific plans - you deserve exactly what was agreed. Start your complaint and get the compensation you're owed.
Planning Permission Complications
If your project required planning permission and the builder deviated from the approved plans, you may face serious legal issues:
Enforcement Risk
Building differently than planning permission allows can result in enforcement action from your local council. They may require you to demolish the work or apply for retrospective permission (which may be refused).
Selling Issues
Buyers' solicitors will check that building work matches planning permissions. Deviations can kill sales or force major price reductions.
Your Claim
If deviations create planning issues, you can claim all costs associated with rectifying them, including:
- Demolition and rebuilding to match approved plans
- Retrospective planning application fees
- Architect and planning consultant fees
- Lost sale proceeds if a purchase fell through
- Any enforcement action costs or fines
The Scope of Work Defence
Builders sometimes claim they were only working to a "scope" rather than detailed plans. This doesn't eliminate their obligation to deliver what was agreed:
If You Have Detailed Plans
Plans that were part of your agreement (attached to contracts, used in quotes, or clearly discussed) are binding. The builder must follow them.
If Plans Were Less Detailed
Even with basic plans, the builder must meet the specifications and deliver work of satisfactory quality that achieves the intended purpose. Industry standards apply to fill in gaps.
Material Substitutions
One of the most common plan deviations is using different materials than specified. This is particularly serious because:
Quality Impact
Cheaper materials often have shorter lifespans, poorer appearance, or inferior performance. You paid for specific quality and are entitled to receive it.
Value Impact
Material substitutions can significantly reduce your property's value. Buyers and surveyors recognize inferior materials and adjust valuations accordingly.
Your Claim
You can claim the price difference between materials specified and materials used, plus the cost to replace them if necessary, plus any loss in property value.
Example: If plans specified oak flooring but builder used laminate, you can claim: cost to remove laminate + cost of oak flooring + installation costs + any additional damage from replacement work.
Dimensional Deviations
When builders build to different sizes than planned, the impact can be severe:
Smaller Than Planned
Rooms, extensions, or features smaller than specified directly reduce your property's value. You paid for square footage you didn't receive.
Different Proportions
Even if total area is similar, wrong proportions can make spaces less functional or aesthetically unpleasing.
Height Differences
Ceiling heights lower than planned can make rooms feel cramped and reduce property value. This is particularly serious in loft conversions where headroom is critical.
Getting Expert Evidence
For significant deviations, professional evidence strengthens your case:
Surveyor Reports
A surveyor can measure and document exact deviations from plans, provide expert opinion on the impact, and estimate costs to rectify.
Architect Assessment
The original architect (if you used one) can confirm deviations and explain why the original plans were specified that way.
Valuation Evidence
An estate agent or valuer can confirm how deviations affect your property's market value, providing concrete financial evidence for your claim.
Hold Your Builder Accountable
Plans exist for a reason - you're entitled to what you paid for. Start your complaint now and recover your losses.
Settlement vs Court
Many plan deviation cases settle before court, but you need to know what fair compensation looks like:
Fair Settlement Should Include:
- Full cost to bring work to specification, or
- Difference in value between what was planned and what was built
- All expert report and survey costs
- Reasonable compensation for stress and inconvenience
- Any consequential losses (lost sales, planning issues, etc.)
Don't Accept:
- Token gestures that don't cover your actual losses
- "Goodwill" payments much less than rectification costs
- Promises to "fix it" without clear timelines and specifications
- Pressure to accept less because court "might be risky"
Time Limits and Acting Quickly
You have 6 years from project completion to make a claim, but act quickly because:
- Evidence is fresh and plans/communications are readily available
- The builder is still traceable and potentially still trading
- You can prevent further complications (like planning issues) escalating
- Early action shows you take the breach seriously
Why Choose JustClaim?
JustClaim helps homeowners take action when builders fail to follow plans:
- Case assessment - Find out if you have strong grounds to claim
- Evidence guidance - Learn what documentation you need
- Cost calculation - Work out fair compensation based on actual losses
- Document generation - Automatically create legal letters and claim forms
- Court filing - Submit claims online, no paperwork hassles
- Affordable service - Fixed fees, no expensive hourly rates
Take Action Today
Your builder's failure to follow plans is a clear breach of contract. You paid for specific work and deserve either what was promised or full compensation for the shortfall.
Don't let your builder get away with delivering something different than what you agreed to. Start your free case assessment now and take the first step toward getting the compensation you deserve.