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11

Snagging and defects / New build semi detached constant impact noise from next door

« Last Post by Thornind on November 18, 2025, 05:34:58 pm »

Hello everyone, new to the forum looking for some advice as this is driving me up the wall.

Recently purchased a shared ownership new build we are a set of 3 on a row. I am experiencing the most of awful impact noise. Over the years I have lived in multiple semi detached properties and never experienced anything like this.

Our neighbours living room mirrors ours and above their living room is a bedroom. From the evening till late at night all I can hear is constant banging slamming running. It's like you can hear every footsteps as a thud. Currently in talks with our landlord to reach out to the developer but not really getting anywhere. Landlord thinks it's normal to hear this till midnight.

I have been told via robust details the correct material was used for the walls but nothing for the floors. When I tap on the living room ceiling it's like a loud echo so clearly just a massive void between floors.

As I am not happy with this constant noise and the fact it's taking forever for someone to investigate I decided to have a look what's hidden behind the skirting board.

We have a 2" gap that goes along the wall from the bottom with I think they are called.mortar snots? Wedged in every so often. I can see the breeze block and put my hand in there. This surely isn't normal right?

Just trying to see if corners were cut that's making the noise run through the house. I don't know if it's just me but walking on the room above our living room feels more bouncy than the other rooms. Could be me just going crazy.

I have not put flooring down yet as I have a feeling it's going to have to come up. I believe next door.mau have laminate flooring installed all upstairs which of course doesn't help...

Any advice would be great 😅 can't live like this.

12

Snagging and defects / Micro cracking floor/creaking

« Last Post by technoloops on November 18, 2025, 01:01:41 pm »

I have a 2022 Miller Homes house which has micro-cracking/creaking from one of the bedrooms.  The floor is a cassette with 18mm OSB and 22mm (I think) chipboard for decking.  I know the cassette is built into the block work and the stud walls build on top of the cassette. The floor feels bouncy.  The engineered I-Joist runs from the external wall to the internal centred load bearing wall.  The micro-cracking and creaking seems to come from area around the external wall and internal wall.  The joists are at 600mm centres.

The developer came out and screwed the decking down around the areas above where the noises emanate but this did not work and the floor still feels bouncy. 

I have read the various threads about this issue and understand the NHBC was involved in research into this:  http://www.brand-newhomes.co.uk/Joint-statement-on-cracking-sounds-from-ceilings.pdf

1. The report states dot and dab drywall attached to the internal block work.  I think my internal walls downstairs is wood stud work with plasterboard.  So how what would the fix be to remove contact of the drywall from the underside of the joists?

2. Regarding the floor bounce, is the correct fix is to install additional joists? Would adding herringbone strutting (as indicated in the NHBC regs) help?  Since the cassette is built into the block work, how would additional I-Joists be installed as they are not on hangers?

3. There is a patch in the ceiling that was exposed to investigate ticking plumbing pipes, I had a look at the joist and they are 220mm tall and the flange is about 42mm.  I have looked on the joist manufacturer's site (James Jones JJI) and the specifications of the joist is correct to be used 600mm.  However the closest spec joists is 220mm x 47mm.  So that would mean the flanges of the installed joists are about 5mm under spec even though the joist height is correct.  Would these 42mm flanges affect the joist stiffness and deflection? From what I understand it's the web that contributes to joist stiffness and prevents deflection and the flanges prevent twist?  The room depth is about 3500mm.

https://www.jamesjones.co.uk/products-and-services/engineered-timber/jji-joists/interactive-span-table

Thanks

13

General discussion / charred wood deck

« Last Post by LeonUk on September 16, 2025, 09:11:56 am »

I recently purchased a property and while the house is great, the decking is in pretty bad condition. It looks like it hasn’t been properly maintained, and there’s a lot of rot and wear. I’m looking to replace it myself, and I’ve been considering charred wood decking (shou sugi ban) after hearing about its durability and fire resistance.

Before I get started, I have a few questions that I hope you can help with:

How difficult is it to install charred wood decking compared to other decking materials (e.g., composite or softwood)?
I’m also concerned about the long-term maintenance — does charred wood need a lot of care, or does it last with minimal upkeep?

Has anyone done a DIY project with charred wood for decking or dealt with a deck in bad condition before? Any tips or recommendations would be greatly appreciated. cheers

14

Snagging and defects / Re: Brickwork Dispute

« Last Post by IronShadow on September 15, 2025, 10:13:19 pm »

I ran into something similar and ended up using surface-mount post brackets drilled into the concrete, just like others suggested. To avoid messing up the pavers, I reached out to Masonry Contractors  to help cut a small section cleanly. It made the whole process easier and cleaner since they had the right tools for it, and I didn’t risk cracking anything.

15

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

« Last Post by New Home Expert on September 12, 2025, 06:21:59 am »

First of all Vincenzo18 was a link spammer and has been banned from this forum.
You will have lots hassle trying to get the builder to do remedial work outside the 2-year NHBC warranty responsibility.
As for likely cost, how long is a piece of string? No one would be able to give you a cost without visiting your property. 

16

Snagging and defects / Re: Brickwork Dispute

« Last Post by LeonUk on September 10, 2025, 11:47:28 am »

It sounds like the use of engineering bricks is a standard practice in some builds, but I agree that the quality and execution here seem subpar.

17

General discussion / Re: Floor plans changes

« Last Post by LeonUk on September 09, 2025, 09:40:13 am »

Thanks for sharing your experience. I can see how smaller details like a feature wall could be worked around, but with something as big as an en-suite it feels like a much more fundamental change to the house type. From what I’ve read (and from the advice here), the original floor plans/brochures are treated as part of the sales information, so removing the en-suite without agreement isn’t something the builder should just quietly do.

18

Snagging and defects / Re: Brickwork Dispute

« Last Post by IronShadow on September 07, 2025, 12:52:51 pm »

Btw, I learned that some developers use engineering bricks at the bottom rows as standard practice, but the way yours looks in the photos does seem poorly done compared to others

19

Snagging and defects / Re: Brickwork Dispute

« Last Post by IronShadow on September 03, 2025, 10:00:46 pm »

I used galvanized post bases bolted into the concrete between pavers, then ran 4x4s up with brackets—worked fine without touching the stucco and kept everything solid and lined up.

20

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

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 specification and it gives you leverage if you want the housing association or NHBC to take action. Might be useful for someone