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Snagging and defects / Re: Minor issues with new build home
« Last Post by cmcc147 on August 08, 2019, 09:23:29 am »
Over the last day or two I carried out a test (recording room below while I walk upstairs) to see how much of an issue our flooring is and have come to the decision is isn't something I can live with.  The creaking floors runs not just from the master bedroom but also in to the landing and stairs (although not as bad)  The crackling/cracking ceilings on the ground floor are apparent in the lounge (below master) and  transferring to the kitchen which I was unaware of before yesterday (no creaking from above in 2nd bedroom)

I am wondering what the best way to put the solution to the builder would be when he comes back with the inevitable "there is nothing more I can do"  I have read the acoustics study but am having trouble understanding what needs done in laymens terms to rectify the issue.  I will send him a copy of the study as well although the builder probably has come across and rectified such issues before.

Ceilings down
Create a gap between the ceiling boards and the wall (saw??)
Remove the adhesive dabs between the wall lining and the floor above the joists??

Would I be right in thinking that the above works if correct would be a solution to both the crackling ceilings and creaking floors above due to coming from the same source?

Snagging and defects / Re: Building Allowances/Margins
« Last Post by Maxell on August 07, 2019, 09:01:19 pm »
I think the pamphlet the sales provide which has floor plans is just an approximate guide and is not a working drawing .

General discussion / Re: New Neighbours Potential Extension
« Last Post by Macca80 on August 07, 2019, 05:28:51 pm »
I don't think it was a wind up as they had builder in measuring up the day after. I made an informal enquiry to the local planning department asking about permitted development. Turns out when planning was granted for the estate a condition was applied that the garages cannot be converted in the lifetime of the estate. Thankfully that puts pay to any development at the front that was my main concern. Hopefully a monster rear extension won't be the alternative now... Thanks for the advice I'll update the thread with any developments.
Snagging and defects / Building Allowances/Margins
« Last Post by owner2019 on August 07, 2019, 12:34:41 pm »
Does anyone know what the allowance is when comparing your actual built walls to the measurements provided on the house plans? Is there a standard acceptable margin or does each developer have their own standards? Any idea where i can find reading material on it?
General discussion / Re: New Neighbours Potential Extension
« Last Post by Matron on August 07, 2019, 10:35:39 am »
When I read this yesterday I thought that was such a huge extension they should be buying a larger house because this amount of work will be costly. However I’m inclined to agree with New Homes Expert and I think they knew you could hear them and they are winding you up. Please keep us updated.
Snagging and defects / Re: Drive has not been completed
« Last Post by New Home Expert on August 07, 2019, 06:35:09 am »
I would question whether your housebuilder has sufficient cash flow.

It is very unusual for any builder to insist that their buyers wait two years before there drives and footpaths are surfaced. Delaying this opens up the possibility of litigation in the very likely event of damage to property or worse personal injury.  In your case, the builder is responsible  for the cost of damage to your car and the new tyre.

What is normal, is for buyers to wait around 2-6 weeks until sufficient drives are ready to warrant a contractor bringing his plant on site for a full day. It is also usual the footpaths are done at the same time.

The estate roads are always left until either the phase is fully complete and occupied, or the last house is sold on smaller developments.

My advice would be to get your solicitor to write to the builder giving a reasonable deadline when the drives and footpath should be completed. For example before 30 September 2019.
General discussion / Re: New Neighbours Potential Extension
« Last Post by New Home Expert on August 07, 2019, 06:21:25 am »
I was writing this as 'Repton Buyer' posted so I will not repeat his very good advice.

First of all there is no way that they can build anything that joins to your property. This would require a legal party wall agreement which you can and should refuse.

Your neighbours cannot build on land that belongs to you. Any foundation projection must be on their land.  Furthermore it sounds like they will require access to your property to build this scaffolding etc which you can legally refuse to grant. (injunction etc)

Most of this work will require planning permission which you can and should object to.

I would wonder why so much work is required, why didn't they just buy a house that better met their requirements?

OR they could just be winding you up!
General discussion / Re: New Neighbours Potential Extension
« Last Post by Macca80 on August 06, 2019, 12:07:02 pm »
Thanks for the reply.

2) If not right to light does the 45 rule still limit the size of the extension from the nearest window in a habitable room?
3) The build may also cover the electric/gas supply cable/pipe. I’m assuming the utility providers wouldn't be happy about this

I’m not planning on going in all guns blazing but just want to be fully aware of what is permitted. If I was going to extend I would personally speak to the neighbours first rather than having builders in measuring up…

Snagging and defects / Drive has not been completed
« Last Post by Misato27 on August 06, 2019, 08:17:12 am »
I moved into a new build home three months ago; the developer is a small local developer. We’ve identified many snags ranging from minor issues such as paint/stains on the windows, door handles, plug sockets to larger issues such as a cracked window and no sealant around the front door or external windows. We are having a lot of trouble getting the developer to fix our snags and one of the main issues we are having is getting a response about when our drive will be completed.

We are still waiting for the surface course to be put on the drive, currently they have only put down the binder course. This means that water is sitting on top of the drive because it can't reach the drains. Because the surface course hasn’t been put on the drive, the kerb at the side of the drive is very high (we've already popped a tyre on it) and the manholes are so raised that they scrape the underside of the car.

We were initially told that the drive would be completed approximately 6 weeks after moving in when they were going to be putting the pavements in. I chased this up last month and I've now been told that the drives won’t be completed until the development is fully built.

It took 16 months from reserving our house to moving in and we were the first plot to move in. There are 14 houses on the development and I don't anticipate that the development will be finished for another 2 to 3 years.

Has anyone else had to wait this long for their drive to be finished?
Is it standard with a new build that the drive is not completed until all the houses are built?
General discussion / Re: New Neighbours Potential Extension
« Last Post by Repton buyer on August 06, 2019, 07:21:40 am »
Several things to note here.

1) Permitted development does not allow for changes to the front aspect of the house (I'd bet the local council put a section 4 amendment on the development) so building the garage would come under planning permission.

2) You have no right to light regarding the rear extension.

3) Even if they build over the pipe, they would still need to provide access if the pipe bursts / becomes damaged and in all likelihood they are responsible for any pipework under their property whether it serves their property or not.

4) Any build on your land without permission they can't do... near they can (even right up to).

I would:

Firstly approach your neighbours and mention that someone told you they were looking at extending and (being friendly) ask what they are thinking of doing. Going all guns blazing will just sour relationships with people you share a fence with so be nice.

Have your title deeds to hand so that if the conversation mentions they are going to build on your land, you can show them (and later the council) it does belong to you.

Check if your local council has an email subscription service for planning permissions near you. When a planning permission is logged with them within a certain radius of your home, it will send you an email meaning you can object immediately. They also usually provide free advice if you contact them to ask if you have questions (such as is building a garage over your driveway in your road permitted development or need planning permission).

You need to object on the grounds that these proposed works breach covenants on the property, that they affect the visual amenity of your home and the street in general (residential amenity), they encroach upon land that is yours, and the proposed development is over-bearing, out-of-scale or out of character in terms of its appearance compared with existing development in the vicinity (as it applies).

Note they throw out objections that mention loss of value to the home.

The key is to ask questions and get everything in writing from the council in case they do it anyway.
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