Minor issues with new build home

[cmcc147]

You could be right and at £850 plus VAT per room it would need to provide a permanent solution.

I have now been back in touch with the inspector that attended the resolution meeting and explained that although sound levels from above are acceptable, the microcracking noise is still present from the plasterboard ceilings beneath.  I explained that it is something I can't accept and since it was reported within the two years in writing that I think it should be fixed.  I know it is the ceilings as I can even recreate the noise by pressing the ceilings upwards or if I open a closed door quickly, the pressure change in the room must cause the ceilings to 'microcrack' as this creates the noise also

He is going to come back to me today/tomorrow about whether he can call out for a visit again with current restrictions.  He acknowledged that they do deal with this in large numbers throughout the UK but not so much here in Northern Ireland.

The solutions they usually employ is that of the resilient bars or cuts around the perimeter of the affected room and removal of the adhesive where it shouldn't be.  Would you have a personal preference out of these two options NHE?  I presume each have their pros and cons and varying success rates.

[Maxell]

If the builder carries out this work they will cut the perimeter first to see if this reduces it . The resiliant bars will be their last option. The level of noise that is acceptable is subjective and will be the inspectors opinion. 

Maxell

[cmcc147]

Thanks for the reply Maxell. I guess they will always go down the path of least resistance. Still awaiting word from the inspector ref the microcracking so will hopefully get this sorted out.

There are 2 other things I was hoping for advice on below:
Picture 1 and 2 show the chimney surround that runs up the side of the house. I noticed what looked to be a white residue forming all of a sudden below one of the weep vents. Is this a non issue or something to be concerned about? I should note a period of heavy rain and freezing temperatures occurred around the same time.

Picture 3 was an issue raised in my snagging report in which the builder checked out said all was fine (as you would expect) Is there any way to check out if there is a problem here? Is it possible for firestopping to be present and not be felt?

[New Home Expert]

The solutions they usually employ is that of the resilient bars or cuts around the perimeter of the affected room and removal of the adhesive where it shouldn't be.  Would you have a personal preference out of these two options NHE?  I presume each have their pros and cons and varying success rates.

Resilient bars mean the whole ceiling will need to come down.
Cutting th ceiling around the perimeter of the rooms affected and isolating the wall board and adhesive from the ceiling board and floor joists should solve it. However, I assume the floor joist are the correct six for the pans and that they and the flooring have been properly installed to all manufacturer's instructions.

The white "stain" on your chimney is nothing to worry about. It is caused by salts in the brick being leached out by saturation in rain and then drying out. They will wash off in rain and end eventually.

Re firestopping, there should be mineral wall between the felt and the roof tiles.  There should also be visible mineral wool firestopping on top of the party wall gables.

Perhaps you should have your home professionally inspected and snagged if for no other reason than to give you peace of mind?

[cmcc147]

Thanks, if they come out and offer to remedy the issue, I will ensure to mention that the adhesive is likely touching in these places also and that the to do the job right these will BOTH need to be isoated.  The joist spans are at 400mm centres so that shouldn't be an issue provided as you say it has been fitted correctly.

How would you practically go about removing any adhesive that may have spread up and bridged that gap between the wall board and joists?  Would that involve a horizontal cut and would that mean a larger section of board around the perimeter needs removed for access? Sorry if im being stupid but I can't picture how to achieve this.

The firestopping was raised during my professional snagging inspection but I believe he said he couldn't feel it but didn't mean it wasn't present.  I am guessing there is no way to tell other than making a cut in the felt? Would that then compromise the integrity of the firestopping?

Thanks for your help!

[Maxell]

The outer walls have boards stuck with adhesive. When the boards are pressed into the wall the adhesive can squeeze onto the joists /ceiling boards making a connection. As you say the joists are at 400m centres then by moving weight from one joist to another you maybe able to isolate the problem joist.

[cmcc147]

Ok, I can understand that and again I'm sorry if I'm being stupid but I'm just trying to educate myself on the solution to ensure I get the best result.

When talking about a cut around the perimeter to separate the wall board from the ceiling, I'm now assuming this a horizontal cut which runs parallel to the ceiling boards and essentially cutting through where the wall board meets the ceiling board going towards the blockwork? (As opposed to a vertical cut up parallel with the wall board and through the ceiling board)

I do notice that the worst of the noise, both from above and below does seem to be around the perimeter of each room whether it be a stud or block wall so it does point to adhesive having crept up in there.

[New Home Expert]

A proper job would be to cut the wall board 25mm below ceiling board and hack off all the visible adhesive left.
Then fit coving to coving the gaps.

[cmcc147]

Bit of an update, although not a positive one for now.

I had a 2nd resolution meeting with the NHBC ref the 3 issues below:
*Microcracking ceiling noises in rooms below master and back bedroom
*Line of cracking grout in tiles in master ensuite (same position as previously repaired by the builder)
*New intermittent metallic noise in hallway adjacent to the master floor that originally had the works carried out.

The inspector got back to me and said that although he acknowledged there was noise from the plasterboard ceilings, he would not be asking the builder to carry out works due to this being a new issue and not the original issue he was called to inspect and that he was it was only creaking floors that were reported.
(I have email and text message correspondence with the builder clearly asking him to resolve the crackling ceilings as well as the creaking floors within my 2-year warranty period.  I have replied with proof of this)

I also have text messages proving that I asked him to repair the ensuite tiles within my 2-year period and photos of the original tile defect which show cracking grout along the same lines as current cracking....I have suggested to them that this is due to movement in the floor due to the tiles being laid directly on to chipboard and that this is not recommended in their guidance.

Reference the 3rd issue, I fear I may be fighting a losing battle.  This noise is intermittent and did not occur during the site visit but does occur every day in the same area.  This was not an issue before the works were carried out on the adjacent master bedroom floor but I don't believe their is any way of proving this.

What are my chances of a resolution here?  I am thinking it is positive that he has acknowledged the microcracking but trying to fob me off saying it is a new issue while not knowing that I have proof of correspondence during my warranty period.

[New Home Expert]

I'm afraid this demonstrates just how worthless the NHBC warranty really is.

It is crystal clear the issues you mention are defects.
It is also clear that there is every chance they have arisen due to the warranty standards and good practice not being followed.

You need to write a letter to the NHBC claims department telling them that unless this is re inspected by a senior NHBC inspector, you will be making a complaint to the Financial Ombudsman Services.

I would also advise you contact a snagging inspector to make a report on these defects for you and be in attendance when/if the NHBC next visit your home.

If the statutory New Homes Ombudsman actually existed either the home would not have had these defects or the builder would have fixed them without any delay or argument.

[cmcc147]

I have to say given that this is the only instance I have had to deal with them, they don't seem to be much use at all. 

I have since had a reply from the general claims email after I provided the photographs/texts/email etc saying that they are reviewing this and will come back to me with how they are going to proceed.  I would have thought that now I have proven correspondence during the builder's warranty period for both issues, as well as acknowledgement of the issues from the NHBC inspector in writing, that this would be black and white but we will see.

They may still come back to me with the same decision in which case I will take your advice and ask my previously appointed snagging inspector to come and investigate these individual issues and ask him to act as an expert witness as I know it is a service he provides.

[cmcc147]

A minor bit of success in that the NHBC have updated their decision and advised that after reviewing my emails etc they are advising the builder to fix the microcracking which is present in the kitchen and living room area.

They never mentioned in the updated report, anything about the cracking grout in the ensuite or the noise in the hallway (I expected this latter issue to be brushed off)

I'm guessing I have grounds to press a bit harder and have them acknowledge this tiling/grout issue also?  It's terrible that I almost don't want to feel like I am 'pushing my luck'

New Home Expert, I'm not sure if you are aware of this but the inspector said that in Northern Ireland masonry properties are built slightly differently to the UK.  He said that internal walls in homes in NI are all plastered/skimmed over and are solid as opposed to having plasterboard dot and dabbed and fixed to the walls.  I am presuming this means that the works will have to incorporate a horizontal cut to separate the wall from the ceiling boards and release that tension?

[Maxell]

I would be very surprised if a house builder was bonding & skimming walls.
Noises to ceilings and floors are often generalised, the report from the NHBC concerns a very specific noise. Noises can be clunk's, squeaks, metallic both high pitched and lower, popping ,cracking and micro cracking.
Each of these noises indicate a different fault. Then you look at isolating the noise to an area or joists.
Knowing the construction details of joists, trimmers, steels, noggins etc you make a "guess" as to what the problem is and how to fix it.

 

[cmcc147]

The inspector did say that all walls in the areas affected are skimmed masonry walls as opposed to plasterboard and that only my stud walls will be made up of plasterboard.

He also said that the noise is consistent with microcracking cases that he has dealt with so has advised the builder to carry out remedial works based on that diagnosis. Surely this means a horizontal cut is required in this case around the perimeter between the wall and ceiling board doesn't it?  As I imagine the ceiling boards are tightly butted up to the solid skimmed wall?

[Maxell]

The ceiling boards are put up first. I don't think cutting the perimeter will solve the issue.
If the inspector is familiar with microcracking and knows the construction of the property he will know what needs to be done.
I would guess resilient bars and a new ceiling or they may take up the floor and batten and brace the joists.
I would email the builder and ask for their plan of work.