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Snagging and defects / Re: Air Bricks below ground level
« Last Post by Jeff Raine on January 26, 2024, 03:35:18 pm »

Can you let me know the year of build and the warranty provider - LABC or NHBC I will then look up the specifications in the relevant build manual and post it on here. Then there can be no dispute of the standards needed

Snagging and defects / Re: Snapping/Cracking Noises Heard In Room Below
« Last Post by lukey on January 19, 2024, 01:05:15 pm »
After many battles I have managed to have the NHBC take over from the builder. They have offered a settlement to do the works (install resilient bars in both rooms), however, I am looking for some advice.

I believe I've read that I don't need to accept this offer and instead ask them take responsibility to still resolve this issue? Would this mean even if they do this work and it does not resolve the issue they are still liable?

From my point of view the issue accepting the cash offer is not really an option (even if it was I would need to go get 3rd party quotes to ensure the offer was 'fair').
Snagging and defects / Re: Brickwork Dispute
« Last Post by Admin on January 12, 2024, 01:00:44 pm »
The NHBC standards are not actually binding.
What the diagram is for is when different materials are in the same wall in this case a blockwork wall with bricks in it.
Engineering bricks are used as a dpc so this is acceptable.

Quite why though, they have a course of headers in the engineering brickwork I have no idea and some of the cut bricks at the corners are very poor quality brickwork.
Your snagging inspector does appear to have been very thorough!
And yes, you would have a long battle with DWH to get this rebuilt.
Please write to the CEO Dave Thomas and send him the photos and which region thinks this is acceptable. He will ask questions.
If you wait, you will have their excuses and reasons for doing nothing.
If the CEO is contacted it bounces back to the regions with a “sort this out” so you won’t be messed around by them.  david.thomas@barrattplc.co.uk
NHBC Warranty / Re: Leaking roof NHBC have accepted the claim
« Last Post by Admin on January 12, 2024, 12:57:22 pm »
You need to check NHOS website and the Code of Practice Conduct.
You have to have used the housebuilder's complaints procedure first and have reached a point where they have failed.

Plenty of hoopps to jump through before NHOS will accept a complaint.
Most builders are still promoting the should be defunct Consumer Code for Home Builders which has failed new home buyers for over a decade. Now revised to mirror what the New Homes Ombudsman does or was set up to do.
NHBC Warranty / Re: Leaking roof NHBC have accepted the claim
« Last Post by Caz37 on January 11, 2024, 04:52:03 pm »
What's the timeline for moving to a ombudsman claim?

Is there a minimum wait time before I can start.
Snagging and defects / Brickwork Dispute
« Last Post by Steven1985 on January 07, 2024, 04:43:54 am »
We have recently moved into a David Wilson home (21/12/23) and have noticed that the brickwork around our garden wall has a mixture of completely different bricks, I can understand there being a difference in shade but a completely different brick does not sit well with us.

We had a professional snag report completely but this was not picked up, only the amount of cement/mortar left on the bricks was highlighted. We have had a look at the 3 other properties which are exactly the same as ours to see if this was normal, but this is both the case!

All the other houses have matching brickwork throughout. I have attached pictures, as you will see I believe engineering bricks have been used at the bottoms for the first few rows?
My question is do we have case and should this be something that is rectified? As in rebuild the wall?
Snagging and defects / Re: Air Bricks below ground level
« Last Post by New Home Expert on December 26, 2023, 12:45:34 pm »
First of all a DPC below the air brick is below ground and is thus useless.
This demonstrates how lacking in knowledge the site manager is and why you and at least 10 other properties have the same defect.
As it is, what will happen is when it rains is water will get in under your suspended floor.

That is why all air bricks must be at least 75mm above Finished ground level to the bottom of the air brick and the site manager should know this. The external wall dpc must be at least 150mm above FGL. This is stated in BOTH the building regulations and the NHBC warranty standards.

The solutions are:
1) Cut out all air brick and position them higher. But it will still mean the dpc is at the same level as the finished ground.
2) Lower the finished ground level around the home so it complies.

Please do not allow the site manager to give you anymore bull**it!
You may like to get the other shared ownership party involved.

NHBC Warranty / Re: Leaking roof NHBC have accepted the claim
« Last Post by New Home Expert on December 26, 2023, 12:36:03 pm »
A diabolical reply from the NHBC.
The once heralded Buildmark warranty is now little more (probably at lot less) than a standard insurance policy.  It would appear that the poor new home buyer must now do all the legwork and admin and just get a cheque covering only the cost of the works!

Your first course of action is to carefully check your new home warranty policy and the wording thereof.  It may have changed since your policy was issued.
I still find it hard tp believe this is the only way the NHBC settle warranty claims.

Next up you need a drone survey of the roof. That will show any gaps in tiles, broken tiles, missing leadwork etc.

Then you need to get three quotes, all of which need to be inflated by say 20-30% to cover everything.
This is standard when you tell a trades "it's a quote for an insurance claim"

As for anyone reading this thread, it does seem the NHBC warranty policy is pretty much now useless, after the first two years!
Snagging and defects / Air Bricks below ground level
« Last Post by Coops on December 14, 2023, 09:19:46 pm »
I have recently purchased a shared ownership property and have been made aware of an issue with the air bricks to the rear of my property. They are below ground level with gravel partially covering them.

Yesterday the site manager attended and said that he will dig the gravel out and that is sufficient. Now the air bricks will still be below ground level and sit very close to the patio slabs. The gap from wall to patio slab is 110mm which they say is sufficient. They also stated that the dpc is both above and below the air brick. I have attached photos showing the state of the air bricks and what they advised that they were going to do.

I checked the NHBC website for air brick regulations and they contradict what the site manager has said. Does anyone have any advice on what they should really do to correct this issue as it feels like I am being fobbed off?

Also I have noticed at least 10 other properties in the estate with the same issue.
Many thanks
NHBC Warranty / Re: Leaking roof NHBC have accepted the claim
« Last Post by Caz37 on December 13, 2023, 04:39:48 pm »
I responded with this.

"To whom it may concern,

I am not willing to accept a cash settlement I wish for the NHBC to rectify the defects at my property.

At no point has anyone adequately inspected the roof to ascertain the cause of the problem.
Speaking to a few roofer firms they said scaffold is required to get access to the roof to thoroughly inspect & find what the problem is before anyone can rectify the issue.
This hasn't happened. An educated guess has been given to what the problem is & that is all.
As far as I am aware I may need an entire new roof & new rafters due to how long the leak has been going on.

A repair of the roof to this property has already taken place by the NHBC and the roof is still leaking.
Which makes me question how adequate this type of roof is for the property?

NHBC response

"Thank you for your email of 08 December 2023 about your concerns over your roof.

Unfortunately, we no longer have any registered contractors on our books so our only option now is to cash settle your claim. This is the quickest way to resolve your roof issues.

I agree that with most building issues there is an element of the best educated guess to what's happened based on experience and similar issues.

However, the exact cause may not be apparent until it is fully opened up. Where there are any additional issues or the cause of the problem is different to what was considered then these are treated as unforeseen works.

Where unforeseen works are identified and it is covered under the policy, a variation order is then raised for cost of that additional work.

If you wish to obtain some quotes for a cash settlement (normally a minimum of three) for your roof repairs which can then be sent into us for consideration. If any unforeseen work should arise during the repairs, then you can submit evidence in the form of photographs etc for us to review."
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