Recent Posts

11

Snagging and defects / Re: Poor wall sound insulation

« Last Post by Vincenzo18 on August 28, 2025, 03:03:25 pm »

I moved into a new build flat 19 months ago I am having a complete nightmare experience with my neighbour next door with loud music, parties, foul language, arguments etc. Basically I hear everything even when he is talking at a low level or playing music at a low level it is as if he is my bedroom with me. The flat has been designed so that my bedroom backs onto his living room! I'm getting no sleep at all have been through mediation you name it i've done it. However he remains unreasonable. Ok that's my moan.. here goes the question:

The flat belongs to a housing association and they have offered me the opportunity to buy it. I am reluctant because I believe the party wall is not properly insulated. They development office sent me the sound insulation certificate which as you guessed it shows that it was sound tested according to so called 'building regulations.' Since all the flats only had a one year defect that year has elapsed therefore technically I am being told there is nothing I can do; I don't believe that and I am determined to take this further if need be for my own sanity. But I need help who do I go to? What do I do? Should I insist the housing association re test the sound?  Is there any law I could quote to them? Can I contact NHBC?

I don't want to cause any problems with the building company as I had lots of  snagging defect problems mostly minor and the contact who dealt with it was brilliant. But this partition wall is a major problem. I  have also been told that lots of party walls in new builds are not always inspected to insure the insulation has been done properly as there are just too many. Is that true? Please please can someone help?? Sorry this has been a long one

Ik this is a really old post, but i’m replying because poor sound insulation in flats hasn’t gone away, if anything, it’s become a bigger issue in the years since you wrote this, and a lot of people still land in the same situation. What often gets missed in these conversations is that compliance on paper doesn’t always mean performance in practice: tests can be carried out on sample walls that aren’t necessarily identical to yours, and workmanship on site plays a huge role. Even if the certificate looks fine, one missing strip of acoustic sealant or a small gap around a socket box can make the wall behave like it has no insulation at all.

If anyone else ever ends up reading this thread in the same spot, don’t stop at the builder’s certificate, push for an independent acoustic survey on your specific flat. That’s the only way to get measurable evidence of whether the wall actually meets the spec, and it gives you leverage if you want the housing association or NHBC to take action. Might be useful for someone

12

Snagging and defects / Re: Terrible noise insulation from walls made from plasterboard

« Last Post by noise-control101 on August 28, 2025, 01:29:47 pm »

Thanks it sounds like you know about the building trade really well. The wall isn't insulated, but you have shared some important details. Please advise how I go about getting this arranged and what you think it may cost. Would this be the full responsibility of the home builder?

13

Snagging and defects / Re: Terrible noise insulation from walls made from plasterboard

« Last Post by Vincenzo18 on August 28, 2025, 01:17:32 pm »

I am new to the forum.
I would like to get some advice from those who experience a lack of noise insulation in flats that are coming from walls made out of plasterboard and not brick built.
I have contacted the home builder, and sent a video of clip of how the walls are not insulated properly.
It is so bad that you can easily hear and be affected by someone closing their car or van doors, and even more so when someone is closing their flat door gently. This has a thumping sound effect and it feels like driving over a deep pothole at over 50 mph. This is really damaging to anyone's health.

Please see attachment of a short video clip of myself lightly tapping the wall. Imagine if someone had closed their flat door strongly the whole room would shake and cause a bad lasting effect.

The home builder doesn't want to visit my property and they have denied about the lack of wall insulation, where I requested for them to use a stronger material to not absorb noise anymore. The warranty limit shouldn't be their excuse.
I would like to get some possible solutions. It's like you have to wear a crash helmet when living in this type of property.
Thanks!

What you’re describing is classic structure borne drum from a lightweight timberframe/dot anddab wall, not just missing insulation. Pop a socket and borescope a bay to confirm mineral wool and look for unsealed penetrations/back boxes, there’s usually no resilient bar and the cavity is coupling to the frame, which is why door slams outside feel like a pothole. The fix that actually works is an independent lining:
A free-standing 70–90 mm metal stud set 10–20 mm off the wall, 50–60 kg/m3 mineral wool in the new frame, two layers of 15 mm acoustic board with a damping layer between, Green Glue type, all perimeters sealed and putty pads on boxes, mass alone won’t kill the 80–120 Hz thump
Get an ANC/IOA airborne/impact test against Approved Doc E
A fail gives leverage with the builder, a pass points to flanking so you target that lining on the worst elevations. Cheap proof-of-concept: temporarily batten one bay and add 18 mm ply + MLV
If the thump drops, the full independent wall will solve it
Hopefully this helps as much as it helped me once

14

Snagging and defects / Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)

« Last Post by Vincenzo18 on August 26, 2025, 02:28:19 pm »

We have now been in our Jones Home (Emerson Group) for just under 2 years. Over the last couple of months we have noticed that there is creak/crack in the flooring upstairs, when walking on it. We knew this was to be expected, with it being a new build home.

One of our back bedrooms we use as a junk bedroom, from moving in. We have now tidied this up and decorated it, and this is where it came to our attention that the noise from the flooring in this room was the worst.

It then came to our attention that some of our neighbours have had the same issue and they have either reported this to Jones Homes or the remedial work that is required to fix this, has already been completed.

I have reported this to Jones Homes and they have now come out twice to look at it. During the last visit, it was recommended that significant work is required to fix this issue. To do this, they will have to take down the ceilings downstairs, so that they can access the joists of the house, in order to fix it.

To do this, we will need to move out of the house for approximately 10 days. This has come as a bit of a shock.

Since the visit, we have put some questions forward for Jones, as obviously moving out of your home for an extended period of time (except for holidays of course), is a big thing, and the logistics of it are not always as simple as you think. Luckily we do not have kids to consider, however, we do have 2 dogs.

The questions we asked Jones Homes was the following:-

1.   How long would the work take, and will we have any access to our home during this time?

2.   It is likely we will have to pay for alternate accommodation, what are the terms of their assistance in the cost of this? (if there are any). One thing I was asked, do we have any holidays booked. Well we do in October; however we have plans in place for somebody to come stay at our house to look after the dogs, as we do not want to put them in kennels. Unfortunately, the person that is staying does not have the accommodation to take the dogs on at their house, so October fix isn't an option. If we have to go away again i.e. somewhere in the country, then as most people, we have not budgeted for an additional holiday.

3.   We have recently completed some decorating in our living room, and one of the walls we have decorated has wallpaper. The cost of this wallpaper was £75 per roll and it took approximately 4 to 5 rolls due to the pattern repeat. This is likely to be damaged during any works that take place. We want to know, if we will be compensated for this. If so we want to use our decorator who originally put the paper up, due the job that he did?

4.   My TV and Soundbar are mounted to the wall. During the visit, they said that these will need to be taken down and they would prefer that we do it. This TV was mounted by a local company, which cost me £110, as they feed the cables through the wall, to under my stairs. I think it is only fair that if I have to do this, then I get the same company back  in, to de-mount the TV and Soundbar and subsequently get them back to re mount them, once the work has taken place. Is this fair?

5.   What happens to our furniture during the works? Small items can simply be put up stairs, however, couches and bigger items  this isn’t as simple.

6.   Do we have snagging rights once the work, once it has been completed

7.   Is there any compensation for the inconvenience of this issue? This a huge upheaval to have to leave your home for 2 weeks, and is it unfair for us to say that we should be compensated above the cost of alternate accommodation?.  This work is due to no fault of our own, it is obviously something to do with either poor workmanship/materials, to say that other people on the estate have encountered the same issue.  We of course, still have to pay our standard bills, whilst we are not in residence, which again is due to no fault of our own. Is it unfair to seek some of sort of compensation for this.

Does any of the above seem unfair, and is there anything else that we should be seeking clarity from them on, in regard to this?.

Two years in and they’re already talking about pulling ceilings down? That’s rough, and yeah, asking for compensation on wallpaper and TV mounting is fair, those are real costs, not extras.

Not quite the same, but when builders opened a wall in my place, they left it patched and uneven. What saved it was just putting up new wallpaper, covered the mess and actually made the room look better than before. Sometimes the fix ends up being an upgrade if you choose the right wall finish.

15

General discussion / Re: Floor plans changes

« Last Post by Vincenzo18 on August 25, 2025, 05:12:22 pm »

When me and my partner came across the house we are in the process of buying in the floor plans the master bedroom came with an en-suite as per the brochures provided. Yesterday my girlfriend checked the website and now it isn't showing the en-suite for the master bedroom.

I have emailed the site for them to confirm what is correct.

If the designs have changed are they allowed to do this?

Many Thanks

Developers can make small layout changes during construction, but removing something as major as an en-suite is usually a big deal and not something they can just quietly swap out without explaining. In many cases the original floor plan or brochure is considered part of the sales info, so you’ve done the right thing emailing them to get it confirmed in writing. If it turns out they did change it, I’d push for clarification, sometimes they’ll offer an alternative or some form of compensation.

This isn’t exactly the same, but when I moved into my place, I discovered one wall in the living room wasn’t built as shown on the plan, it was a plain partition instead of the decorative feature wall in the drawings. At first I was frustrated, but I ended up fixing it myself by putting up wallpaper, which completely changed the feel of the room. It wasn’t the solution I expected, but it turned a disappointment into something I actually preferred.

16

Snagging and defects / Re: Damp Bricks Below DPC

« Last Post by New Home Expert on August 11, 2025, 09:29:18 am »

AS long as the DPC is 150mm above finished ground level there is nothing to worry about.
I would worry that the builder thinks external wet bricks are construction moisture.
Showing their ignorance and intent on dismissing any claims.

17

NHBC Warranty / Re: NHBC refusing render repair claim

« Last Post by New Home Expert on August 11, 2025, 09:26:42 am »

Is your render" self-coloured similar to Monocouche?
It probably is and they will have a specification to lessen the likelihood of cracking and any claim under their warranty.
It is quite likely that the specification is not followed by most house builders.
Wrong blocks uses.
Bricks used instead of coursing block.
Expansion joints missing or in the wrong place.
No EML reinforcement at corners of windows and above doors.

Be warned, any remedial work will be of  a noticeable different shade.
You need to write to David Wilson Homes as it is within the first two years and they are on the hook for this. The NHBC should have said this rather than a cut and paste dismissal letter.

18

Snagging and defects / Re: Terrible noise insulation from walls made from plasterboard

« Last Post by noise-control101 on June 23, 2025, 10:34:40 am »

I can't get into the link.
I agree if it's timber frame used, but without any full sound insulation.
Don't need to worry about the home builders name.
You're welcome too!

19

Snagging and defects / Re: Terrible noise insulation from walls made from plasterboard

« Last Post by New Home Expert on June 23, 2025, 08:48:20 am »

Timber Frame Fires!  http//:www.brand-newhomes.co.uk/timber-frame-new-home-fire.htm

The reason to name the house builder is as a warning to others so they can be fully informed and not end up like you in a defective new home.

Oh, and you're welcome!

20

NHBC Warranty / NHBC refusing render repair claim

« Last Post by EdT on June 06, 2025, 04:41:10 pm »

Hello,

I would appreciate anyone's thoughts or experiences on problems I currently have with render cracking. I moved into a David Wilson new build three years ago and at the turn of this year noticed render cracking and disintegrating around window sills/reveals, the front door and lead flashing around a rear bay area. I have submitted a claim to NHBC, who have refused it, saying it's consistent with thermal movement of the building, and therefore not covered. None of my neighbours have experienced similar issues and I find it hard to accept that I should have to shell out potentially several thousand pounds for repairs after less three years living in the property.

I've attached a few pictures to show the problem - it is apparent around several windows on the first and second floors of the house. David Wilson sent me some warranty information for the render, which apparently is covered for 10 years by Parex the manufacturer. I'm planning to complain to NHBC but don't do so from a position of any expertise - all I have is what I've found online, which is that render cracking/disintegrating can be down to poor application/mixing or weather conditions at the time of application. My problem is that it seems difficult to prove things one way or another - I'd be grateful of any suggestions on how to make a successful challenge or comments on the appearance of the render.

Thanks for reading.