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I am posting after reading your blog post - http://www.brand-newhomes.co.uk/claiming-compensation-adjudication-scheme.htm

I have also tried to join the Facebook group to share some pictures.

I completed on a three bedroomed detached property in November of 2019 with St Modwen Homes. 

Upon getting the keys I had some external lights fitted in the soffit surrounding my property, this revealed, on the gable end, significant areas on the brick where it was in the dark, almost cave looking. After posting some pictures on my (private) social media page, a photo of the brick work was saved by a former college friend of mine and posted on a 'bad brickwork' page on Facebook which only by coincidence I stumbled across. There were thousands of comments about how the brickwork looked out of tolerance and would require either rendering to sort, or removal of the wall and rebuilding.

In February of this year I began to put some pressure on St Modwens for them to properly assess it, as previous concerns raised to Customer Services fell on deaf ears with them saying "well it looks fine during the day, and I've not walked past your house and thought there is an issue with your brickwork". Prior to lockdown, a new Customer Service Manager attended and did some of his own assessments, bringing a spirit level found that in some parts, with the spirit level flat against the wall he could get his hand behind. This revealed, several areas of concern that they found to be out of tolerance. Further assessment found this to be the case on the side of my house, and at present, they believe there are also patches on the front of my house. The only side not to be assessed/checked as of yet is my garden side (my garden is at the side of my property).

To date, the areas deemed out of tolerance have only been assessed by the customer service manager, and not that of anyone independent, they have however said, that once the work is completed they will have it independently assessed to confirm it is all within tolerance. My main concern was that when I come to sell the property in the future that this be picked up. It was initially offered to me that they would put me up in a hotel whilst the work is being done however this hasn't been mentioned again and in fairness when it was initially offered I was happy to work with St Modwen to prevent this, thus saving them cost!

Since moving in I've had issues with the garden, as I've heard most do when it comes to new build. The ground wasn't draining any water away in three parts causing water to just pool and hold, when I first moved in the landscapers returned and just placed an extra layer of turf over the other this raised the grass higher than the patio so whenever it rained turned my patio into a swimming pool. The customer service manager has attended and witnessed this for himself, standing on the grass and sinking into it yet, due to covid this again was delayed. They eventually sent out the ground workers and landscapers, the landscapers confirmed it needed some work however, from speaking to the regional customer service manager afterwards apparently it was put down to poor maintenance by me! They stated they would get a second opinion from an independent firm, but whilst awaiting this rang and offered me some land drainage which they said would be at a cost to St Modwen of around £2,000, and, if I was happy for it to go ahead would sign an agreement not to take to social media, post photographs etc.

Whilst awaiting on a date, the customer service manager attended again to discuss the brickwork, I mentioned to him if it was likely I'd get compensation for the fact 3/4 of my external brick work needs to be ripped down and re-built. On a subsequent phone call with the regional customer service manager she stated "the compensation we were offering you was your land drains!!".

I found this a bit of an insult, given the amount of time I've waited and serious defects with my property.

They are due to start the gable end brick work on Thursday this coming week.

I have been more than reasonable and patient with the snags and defects I've found and raised, some more significant than others, to date I have recorded around 100 that I have found of my own accord, with some still yet to be completed. Another of significance was that due to the garden flooding, my garden is situated on a higher level than my garage. When it was raining and the garden was flooding, this was causing water to flood through the brick into the garage and I was told they had not used 'engineering brick' high enough to the garden level, thus, the bricks were just letting the water through. St Modwen did send the ground workers who painted a black membrane on the garden side high enough to the grass level however, when I've had my visits by independent builders to look at other bits, they've expressed concern regarding this?

I was wondering if someone could give me their opinion on the above/brickwork and where you think I should proceed? I have been in touch with the MD who was due to come visit me, this has again been put on hold due to Covid but to date, St Modwen seem reluctant to offer compensation having been told from the outset "we don't compensate, we just rectify!".

Thanks again.
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General discussion / Benefits of a good decoration with professional help
« Last Post by household361 on July 04, 2020, 02:45:29 pm »
A well-decorated home according to personal needs, emphasizes the personality of the person in charge of said home , producing not only a feeling of peace and satisfaction when being there, but also making guests see that unique style that only said host could contribute.



A good decoration has the power to produce feelings of:

Happiness. Being associated with pleasant memories and previously lived moments.
Wellness. When you enter the house and see that everything is decorated as you always wanted.
Protection.   By creating a strong connection with our home and knowing that there is no place like home.
However, the benefit of a well-decorated home -mainly in low-space conditions-, can become a headache when you want to make good use of spaces together with a pleasant decoration and not have the necessary knowledge for them. .

To avoid an excessive waste of time, the help of an expert is necessary. It is at this time when we consider the alternative of hiring a professional expert in interior and real estate decoration .

Household goods/url]

This professional with his experience in home decoration will be of great support and help. And it is that a specialist will listen to the needs that the client has, and with his correct orientations and advice it will be possible to achieve an excellent result in the decoration of his residence.

It is possible to count on the advice of expert professionals in the field of decoration and remodeling, Geteco being an appropriate benchmark for those useful guidelines that are required. As experts in decoration and remodeling they will offer you all the knowledge and professional preparation according to the needs of a client who wants to make his dream come true: to achieve that well-decorated home with harmonious and innovative creations.

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Snagging and defects / Re: Big leak in ceiling
« Last Post by New Home Expert on July 02, 2020, 11:44:57 am »
Premier Guarantee will expect you to pay the excess (£1,500 from memory) in any event which will in all probability be less than the cost of the works.

I would suggest you write to the HA and suggest that they agree to pay a percentage of the costs equal to the equity percentage they own in your home. You the get three quoted and clear it with the HA which one to proceed with and get the work done yourself.

By the way you must have on hell of a powerful hairdryer!
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Snagging and defects / Re: Big leak in ceiling
« Last Post by simba_ali on June 29, 2020, 07:58:09 pm »
So I've managed to make it leak directly at the balcony upstand without getting the wall wet so it seems that it's getting behind the upstand and running down the external face of the outer wall underneath the rubber upstand and not down the cavity wall as I assumed. From what I can see there is no visible damage to the roof timber so it must be falling directly down the wall and onto the ceiling.

My Theory is the upstand has not been bedded correctly as there is flex when pressing it and with enough water pressure caused by wind it's forced underneath.

I also think the lack of cavity trays is making it worse but not the number one cause.
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Snagging and defects / Re: Big leak in ceiling
« Last Post by Midwest on June 28, 2020, 12:24:26 pm »
I was thinking of going to a solicitor, but if it is only going to cost less than a couple of grand, that might not be worth it. You know how expensive solicitors can be. Have you legal expenses on your home insurance?
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Snagging and defects / Re: Big leak in ceiling
« Last Post by simba_ali on June 27, 2020, 12:23:15 pm »
To be honest I've had 2 roofers, 2 builders and a carpenter inspect it and all of them could only offer £50-70 an hour investigation fee because it could of been so many different parts, but now I've narrowed it down myself (and saved money) to this one area I'm going to arrange different visits for a better idea of costs. I'm preparing myself for a hefty cost to install cavity trays in an existing wall  :(
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Snagging and defects / Re: Big leak in ceiling
« Last Post by Midwest on June 27, 2020, 11:50:25 am »
How much do you expect it will cost to rectify, have you had a quotation?
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Snagging and defects / Re: Big leak in ceiling
« Last Post by simba_ali on June 27, 2020, 09:38:20 am »
So I have some more information if it may help anyone in the future...

Out of frustration I poured gallons of water all over the external balcony wall and blew a hairdryer directly on it to create wind and I managed to make it leak. The water came through after 5 mins so my first thought was it's running down the wall (on the outside) and in the gap where the roof flashing meets the wall. I concentrated on this gap with more water and made it leak straight away.

So your thoughts of cavity trays seems correct or at least, a combination of missing cavity trays and badly fitted flashing.

I have researched building regs and it seems cavity trays are required in these areas so would premier guarantee cover this or at least moaning at the housing association that's it's required might help them do something or am I just wasting my time and should cover it myself?

Regards
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Two years is a bit late for a professional snagging inspection.
You could try to force Crest to do these but they are minor and are common.
Unless there are other more serious issues I personally, would not bother after 2 years.
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Snagging and defects / Re: Joists showing in ceiling (or covered with plaster)
« Last Post by ian on June 18, 2020, 05:08:23 pm »
Thanks for the reply, much appreciated. So should I pushback on them? I was thinking of maybe getting an independent snag check done, if so would they more likely accept its findings?

Thanks again
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