"Hitting rock" is one of the major hazards of the building business. It very much depends on the contract. For public sector contracts nowadays this is very much the builders problem, for a private housebuilding contract who knows. Take a very careful look at the contract, and tell the builder that he will of course have to deal with it.
Unless the contract is clear you may have to meet the builder half way. I would not just automatically assume that you will have to bear the cost.
The argument is that the builder should have done a site investigation before giving you a price.
No mention of rock anywhere in the contract!
If the engineer and the architect both agree that it is your cost, then it probably is.
For your own peace of mind ask them what they base this opinion on. And why did they builder not do a site survey before giving you a price.
And what about the engineers role, did he do a survey, did he draw up a schedule of works.
Still your cost no matter what way you look at it. No builder would sign a contract where he would cover unforeseen costs like the breaking of rock.
The onus is on the guy preparing the tender package to include everything. If something arises that's not in the tender package he is entitled to charge it as an extra.
Every builder who builds a school does.
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