Recent Posts

41

General discussion / Re: Sign the petition to make UK new builds follow stricter regulations

« Last Post by New Home Expert on March 04, 2025, 07:44:43 am »

This is not correct.
ALL new buildings must legally comply with the Building Regulations, a legal requirement and a statutory requirement in law.

What has gone wrong is that builders (house builders in particular) are able to use registered private companies to carry out the building control inspections, such as warranty providers like the NHBC and surveyors.

Unlike local authority building control who inspect every stage they need to for building control approval, the private companies are often satisfied to see a photograph e mailed to them if they do not make an inspection on site.  They also tend to have a relationship with the builder and/or the site management and a degree of trust results meaning inspections may not be as comprehensive as they perhaps should be if at all.

Perhaps your petition should be about legal action being taken against housebuilders and building control companies when building regulations are found to have not been followed.

42

General discussion / Sign the petition to make UK new builds follow stricter regulations

« Last Post by aliceh on February 22, 2025, 08:39:13 pm »

I want to start a petition – will you sign it?

Sign the petition
https://petition.parliament.uk/petitions/718925/sponsors/new?token=etaRKMgCCyF1Kr4wnXRv

ensure new build developments follow building regulations from councils

The government to better legislate UK new build developers. My new build home subsided, I reported an issue for 4 years. Developer advised no issue, warranty provided advised no issue. 5 years after initial build it was discovered foundations were not built to any regulations and faulty

Local councils must inspect/sign off developments - for example if a resident built an extension council building control would monitor/check this is done correctly and legally. My local council advised they have no involvement in any new build development, the developer simply pays the local council for the land, a CIL payment and they can do as they please. Similar to the Godstone estate which also would not have the correct investigation/testing and property build to withstand natural movement

43

Buying and Selling / NW Home Buyers – A Quick and Hassle-Free Way to Sell Your Home

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44

Snagging and defects / Re: Soundproofing issues in newbuilt block of flats

« Last Post by West_Londoner on February 15, 2025, 06:38:23 pm »

Thank you very much for your reply.
Unfortunately looks like Howarth Homes are not registered with NHQC. They are not listed among other registered companies, there is no relevant info neither on their website.
In the sound insulation report all values from tapping machine were below 62DB (target) even below 57DB (enhanced soundproofing value ordered by local council). I am not sure what else can I do. I have attached two audio records with footsteps sound and when neighbours enter the flat (it's best to listed with earphone). I can't believe this can be acceptable standard...

45

Snagging and defects / Re: Soundproofing issues in newbuilt block of flats

« Last Post by New Home Expert on February 15, 2025, 12:40:09 pm »

You have a suspended ceiling which is resilient bar type.
However, I consider that there should be some sound insulation between the concrete floor and the plasterboard ceiling.

Regarding the sound transmission test results, these are often open to interpretation.
I have heard many that do not consider "impact sound" which you seem to be suffering most, as preventable although it is to a certain extent.  Your skirting boards and plasterboard (and the flat above)  should be above the screed flooring which should help the noise.

You may have reserved your new flat after 4 October 2022 so qualify to be able to use the New Homes Ombudsman Service (such as it is). Question is, are Howarth Homes plc a registered builder with the NHOS scheme and New Homes Quality Code?

https://www.nhqb.org.uk/register-of-developers.html?q=Howarth+Homes+plc

46

Snagging and defects / Re: Soundproofing issues in newbuilt block of flats

« Last Post by West_Londoner on February 10, 2025, 04:28:33 pm »

Local Council in the planning decision ordered the enhanced soundproofing value for the impact sound noise in the floors in the noise sensitive rooms here

47

Snagging and defects / Re: Soundproofing issues in newbuilt block of flats

« Last Post by West_Londoner on February 09, 2025, 10:56:09 am »

And please ignore visible on the second photo LED strip attached to the skirting board

48

Snagging and defects / Soundproofing issues in newbuilt block of flats

« Last Post by West_Londoner on February 09, 2025, 10:47:22 am »

In August 2023 I bought a shared ownership brand new flat in 4 stories high building in West London under a shared ownership scheme. The flat is located on the second floor.

The Building Regulations Certificate of Compliance was issued on 17.03.2023.
I experience massive soundproofing issues. I can hear every footstep from the flat above, when the residents in the flat above press the contact switches, when their dog jumps from the sofa onto the floor, or when the dog hits surfaces with his tail greeting the residents at the door (of course I can hear when they open their door to the flat as well).
I can hear sounds of most activities from their flat. I have impression there is no soundproofing/ resilient insulation in the floor.

I have peeled off 2mm thin vinyl flooring and I have noticed it's laid directly on the screed without any underlay. The sound of walking is like hammering the pure concrete, the pre-cast concrete slabs resonate like it is a drum. What has caught my attention are strange small ramps formed in front of the balcony doors. The finished floor level inside is 25mm below the balcony decking level. I believe architects design these levels to be flush instead (inside and the outside).

Do you think the the builders (Howarth Homes PLC) deviated from the original construction drawings reducing the floor thickness, so the finished floor level inside is below the balcony decking level and hence to adjust the levels the small ramp has been formed between?

Would they omit the resilient layer, underlay or floor panels using just single 2mm vinyl flooring instead?

I have checked the void in the living room (through out the downlight cut out and in the storage which has the access hatch.) There are no rubber grommets or any absorbent layer resting on the suspended ceiling plasterboard.

The case was reported to the Enforcement Team in the local council at the end of February 2024 (and it's still under council's investigation after nearly 1 year). We don't have any updates on this case in spite of our requests for the update. I have been provided with soundproofing impact sound test by Howarth Homes PLC. All floors did pass somehow the impact sound test.

What I find strange and mysterious in the sound insulation report in the cell where the floor construction should be listed has a phrase/holder saying instead "Awaiting Details from Developer". Would they try to hide this info for a purpose? 

Due to these soundproofing issues I can't rest in my own flat, I often use earplugs during the day and unfortunately my health deteriorated. To be able to survive (until the situation improves) I've been on antidepressants since last summer and attend taking therapies. Our well-being on this development is severely affected. Can someone please look at the attachments and advise what you think went wrong in here? Thank you very much in advance for any potential advice.

49

Snagging and defects / Re: Internal Wall Tolerence

« Last Post by New Home Expert on January 18, 2025, 10:09:53 am »

The NHBC tolerances are in here:
http://www.brand-newhomes.co.uk/NHBC-A-Consistent-Approach-To-Finishes.pdf

50

Snagging and defects / Re: Telescopic air vent issues on self build

« Last Post by New Home Expert on January 18, 2025, 10:08:06 am »

It is NEVER a good idea to get over one bodge, by doing another bodge.
Bite the bullet, cut out brickwork and blockwork and position the air bricks correctly so they match the brick bonding.
Better to start off right.

You are correct, the gaps in the airbricks will ventilate the cavity more and the underfloor less.
Youi will get internal draughts and cold spots from this. No internal blockwork is ever fully filled joints. In addition the softer internal blocks can crack with thermal movement and let in air that way.

I would suggest you use blown fibre cavity insulation (this can be made from shredded recycled plastic bottle), done after the roof is on, but before drylining or plastering.