Recent Posts

91

Snagging and defects / Air bricks missing

« Last Post by roger.cleary on June 01, 2023, 06:53:39 pm »

I have an Avant new build (purchased June 2022). I've had a professional snagging assessor not long after we moved in. There were no major issues reported and none have surfaced.

I've become worried as I've noticed neighbours in an identical house have got air bricks fitted but they appear to be missing on my own property. My immediate neighbours also appear to be missing them, but beyond them some houses do and some don't.
 
The floors are concrete so there is no void beneath the house that needs ventilation. I can easily see the damp proof layer around the house and it appears 2-3 courses of bricks above the ground. I don't think they are buried underneath the landscaping or drive tarmac.

Before I go and check with the builder:

• Are there any circumstances why the same design house would have air bricks and another 2 doors down wouldn't?
• Is is possible they are redundant on the other house, but my home is fine without?
• If they are required, how feasible is it to retrofit them?

Thanks

92

Snagging and defects / Can't take the noise in my new build anymore - please help

« Last Post by wantpeaceandquiet on May 29, 2023, 10:42:15 pm »

Hi, new to this site so hope my post is in the right place. Really need some help if possible, thank you.

Info:

Myself and my partner purchased a property from a developer 11 months ago in a development of 23 flats. We were one of the first residents to move in.

The first day we moved in we heard a whirring, pumping noise coming through the walls. We could hear it in the whole flat (it's a three bedroom flat) but particular in the main bedroom and bathroom. At first we thought it was an upstairs neighbour drilling something, however we very quickly discovered that the developer has situated the plant room for the centralised heating network directly behind the wall that backs onto our flat. In the room there is an enormous water tank system that creates a huge amount of noise every time the water is used by any of the residents in the building.

We immediately emailed the developer and asked for something to be done and one of their team who assists with general maintenance visited the site and said the room would need to be insulated to prevent the noise travelling.

A few weeks later we chased up as nothing had been done and we explained that it was impacting our sleep. They told us "the directors have agreed in principal to some sort of insulation".

After that, months went by with them saying that it "hadn't been actioned yet". We then went away for two months, during which time we emailed asking for an update, and they said it was going to get done very soon.

We came back home and more people had moved into the flats, making the noise so much worse than before we left as it’s far more frequent. If anyone in any of the 23 flats is using a tap or shower, the water pump is making the noise.

We emailed again asking what's happening and explained our distress further, they said they'd "been round to have been round to look at the spacing between the wall and the tank, to see what they can do". We continued emailing and waiting, and during this time our neighbour approached me outside, asking if I could hear the water pump room, as he couldn’t sleep due to the noise even with ear plugs in as his bedroom is directly above it.

Eventually someone came round and started ‘soundproofing’ the room, which involved putting several small blocks of rockwool pads on the floor. We were told they were coming back to finish it later in the week.

They never came back and we were then told that they had to contact an engineer instead of finishing the soundproofing.

This was back in early March, since then we have been emailing constantly asking for an update and they are refusing to provide any information on it whatsoever. They have been flat out ignoring all emails or avoiding the subject entirely and replying regarding more general snagging issues. Our upstairs neighbour (who is a on a shared ownership so he has to go through the management company) is also having the same experience, hearing that it's been 'passed onto the directors'.

The warranty is the Build Zone Consumer Code.

We’re really devastated and are being driven crazy by this. We can't sleep without ear plugs and we can't concentrate when working from home. We've explained this to them multiple times.

Any help or advice hugely appreciated.

93

General discussion / Re: Water ingress to garage.

« Last Post by New Home Expert on May 27, 2023, 10:09:09 am »

Your sarcastic comments have been removed!
I suppose you think you are funny but you are not.

No further replies from me will be made.

94

General discussion / Re: Water ingress to garage.

« Last Post by p.carroll82 on May 25, 2023, 08:25:40 pm »

Thanks for your reply, I initially put the comment in the general discussion so moved it to snagging.

Again appreciate the feedback and will address this tomorrow.

95

Solicitors and Legal Issues / Re: Lawyers and class action

« Last Post by New Home Expert on May 22, 2023, 07:47:13 am »

First of all thank you for your appreciation of this forum.

Unfortunately, most people today are only interested in getting their own issues fixed.
Quiet often they sign a non-disclosure agreement which means they cannot hep others on the same development, thus saving the plc housebuilders money in carrying our work necessary but as yet not known to these homeowners.

I only recommend one legal firm and solicitor who specialises in helping new homeowners get justice and taking legal action against housebuilders.
Timothy Waitt
Solicitor & Partner

For and on behalf of
Anthony Gold Solicitors LLP
The Beehive Coffee Tavern
496 Streatham High Road
London SW16 3QB

DD 020 7940 4090
T 020 7940 4000
F 020 8664 6484
DX 58604 Streatham
W anthonygold.co.uk
Twitter @Anthonygoldlaw

If you reserved after 4 October 2023, you can use the New Homes Ombudsman Service.

96

Snagging and defects / Re: Drainage Channel

« Last Post by New Home Expert on May 22, 2023, 07:38:48 am »

Personally, I would accept this as any rain driven on the garage door would end up in the channel not in your garage.
It could be a little further out though and it must be connect to the storm drainage.
It has been cut in after tarmac and the gaps need addressing too if you don't want weeds growing there forever.

97

Snagging and defects / Re: Snapping/Cracking Noises Heard In Room Below

« Last Post by New Home Expert on May 22, 2023, 07:35:40 am »

I wish I had a pound for every time I see a post with this issue.
It is micro cracking and the only solution is to take down your ceilings and cut away the wall board adhesive near the joists.
Read this:  http://www.brand-newhomes.co.uk/Joint-statement-on-cracking-sounds-from-ceilings.pdf

Please read this post:
http://forum.brand-newhomes.co.uk/snagging-and-defects/ceiling-microcracking/msg5315/#msg5315
http://www.slkremedials.co.uk/
http://forum.brand-newhomes.co.uk/snagging-and-defects/minor-issues-with-new-build-home/msg5296/#msg5296

Lots more posts on here search "micro cracking" in the search box or ceiling cracking noises.

98

General discussion / Re: Water ingress to garage.

« Last Post by New Home Expert on May 22, 2023, 07:28:47 am »

First of all, don't plaster this forum with multiple posts on the SAME ISSUE!
It wastes my valuable time.

I've answered your post below.  Thanks for mentioning elsewhere, it was a completed home built by Taylor Wimpey.

I hope you don't exchange contracts until this is addressed.
Extensive works will be required in the neighbours property comprising of excavation to below your garage floor level, then a waterproof tanking applied to the garage wall from foundations to at least 150mm above ground level (neighbour's side). Then the tanking will need protecting, usually a 100mm skin of blockwork, and the top of the tanking and protection should be have a lead flashing cut into the brickwork 25mm, pointed and dressed over the wall.

If the builder refuses to address this you will have all the information you need to walk away.

If you exchange contracts, you will be forced to legally complete and have a long drawn out battle with the builder and perhaps the NHBC trying to get the work I outline above done.

99

Snagging and defects / Re: Cold rooms on one side of house

« Last Post by New Home Expert on May 21, 2023, 05:18:13 am »

With timber frame, there should be insulation between the studs on the inside which is the same thickness as the width of the stud.  It is OK for a electrical back box to crush the insulation in that small area. But.... there should be a fully-sealed vapour barrier over the insulation (behind the plasterboard) of all external timber frame sections.  This should not let in cold air.

100

Welcome - Member Introductions / Re: liability for optional extras?

« Last Post by New Home Expert on May 21, 2023, 05:11:47 am »

Once you have paid for the extras, you wont get your money back unless the housebuilder cancels the sale/reservation.

There is no need to pay for these until just before the work needs to be done so don't.
If the builder's sales (they are on commission for extras!) insist walk away. Housebuilders are struggling to find buyers and they will want your sale, not a cancellation.

Optional extras are always more expensive. Try dealing with the trades or site manager direct.
In some cases there may even be no extra cost such as moving a socket.