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Author Topic: Cracks, movement, heave. Tree  (Read 3136 times)

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Fayeg

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Cracks, movement, heave. Tree
« on: July 31, 2021, 09:04:44 pm »
We moved into our house in April 2019. At the time our neighbour's property was unfinished and the surrounding area was a building site.

When the neighbour's property completed, We quickly raised concern about a very large oak tree in their garden, which was touching our roof tiles. Long story short Redrow Homes claimed it was a protected tree. I contacted council whom confirmed it wasn’t and the neighbour subsequently trimmed it right back.

Despite my concerns raised about the proximity of the tree Redrow brushed it off and my insurer didn’t seem concerned. We were not aware of the tree when reserving the house and naively didn’t raise at time of purchase (mainly because we didn’t know what issues trees caused!)

Fast forward a year or so and we now have large movement cracks to the front and side of our house. We recently realised that our garden wall is compressing on our house (most likely caused by heave from the tree) and we’ve had our paved driveway replaced once already and will need to be done again, due to movement. Just this week we have new cracks appearing towards the back of our house.

What’s happened so far:
Originally when I raised the cracking to Redrow they sent the bricklayers  round to remedy the situation but they refused to touch anything as they realised our cracks are down to damp course.
I then pushed Redrow to have a survey completed. They then sent a technical expert. He wasn’t concerned about the movement but suggested they monitor via dating points.
Dating points were placed along the cracking a few months ago and within just a few weeks, we noticed that our garden wall is compressing on the house (where it meets) and has cause the wall to bow.

I am at my wits end. As Redrow are now claiming that all the cracks on the house are going to be as a result of the garden wall and its foundation pushing on our house. Naturally I dispute this!!

A final point to note is that my house is piled. The technical expert said he was concerned that maybe the clay heave wasn’t installed properly. A construction team representative told me however that he is mistaken and that my house wouldn’t have a clay heave.

We are well out of our depths here- but just want to fix the house. I fear however that we are going to have problems after problems.

Next steps I had considered:
Pay an independent structural engineer to command view it
Ossicle contact with a tree Arborists
Contact CEDR
Do a subject access request via Redrow
Potentially pay a property dispute solicitor to help me

I would welcome any guidance…any thoughts. We really are out of our depths and learning things as we go along!
Has anyone got a good contact in the house for structural engineer and/or solicitor please?


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Re: Cracks, movement, heave. Tree
« Reply #1 on: August 07, 2021, 01:38:58 pm »
From what you say, and given your house has pile foundations, I doubt very much it is subsidence, when water is removed from clay subsoil (usually by a tree) it shrinks or for that matter heave where there is excess water in the clay and it swells - due perhaps to a tree being felled or a drainage or water main leak.

Whilst it is true clayboard should have been installed under the reinforced concrete ground beams, I am of the opinion the damage such as it is could be caused by tree roots from the tree. This would explain the issues with your paving.

Certainly, what you have on your main house cannot be left and ignored and as you are outside Redrow Homes warranty two year period don't expect any help from them!  You need to make a claim under your warranty and get the NHBC to investigate this. They will have records of their own inspections and know what was and was not done.

There is no harm in making a Subject Access Request to Redrow Homes. If nothing else it will waste their time in admin.
However, SAR do throw up some little gems from time to time when an inexperienced youngster includes a copy of something very revealing and therefore helpful for your case/complaint.

Regarding solicitors, you should ideally to see one near where you live.
As for a surveyor's/structural engineer's reports again a local would be better and probably much less expensive.
Make sure the surveyor is a member of the RICS and any engineer a member of the ISE.
However, your first course of action is to get a report from the NHBC and only if you dispute their findings should you go to the expense of obtaining your own report or taking legal action.

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