Author Topic: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)  (Read 789 times)

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dawson84

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We have now been in our Jones Home (Emerson Group) for just under 2 years. Over the last couple of months we have noticed that there is creak/crack in the flooring upstairs, when walking on it. We knew this was to be expected, with it being a new build home.

One of our back bedrooms we use as a junk bedroom, from moving in. We have now tidied this up and decorated it, and this is where it came to our attention that the noise from the flooring in this room was the worst.

It then came to our attention that some of our neighbours have had the same issue and they have either reported this to Jones Homes or the remedial work that is required to fix this, has already been completed.

I have reported this to Jones Homes and they have now come out twice to look at it. During the last visit, it was recommended that significant work is required to fix this issue. To do this, they will have to take down the ceilings downstairs, so that they can access the joists of the house, in order to fix it.

To do this, we will need to move out of the house for approximately 10 days. This has come as a bit of a shock.

Since the visit, we have put some questions forward for Jones, as obviously moving out of your home for an extended period of time (except for holidays of course), is a big thing, and the logistics of it are not always as simple as you think. Luckily we do not have kids to consider, however, we do have 2 dogs.

The questions we asked Jones Homes was the following:-

1.   How long would the work take, and will we have any access to our home during this time?

2.   It is likely we will have to pay for alternate accommodation, what are the terms of their assistance in the cost of this? (if there are any). One thing I was asked, do we have any holidays booked. Well we do in October; however we have plans in place for somebody to come stay at our house to look after the dogs, as we do not want to put them in kennels. Unfortunately, the person that is staying does not have the accommodation to take the dogs on at their house, so October fix isn't an option. If we have to go away again i.e. somewhere in the country, then as most people, we have not budgeted for an additional holiday.

3.   We have recently completed some decorating in our living room, and one of the walls we have decorated has wallpaper. The cost of this wallpaper was £75 per roll and it took approximately 4 to 5 rolls due to the pattern repeat. This is likely to be damaged during any works that take place. We want to know, if we will be compensated for this. If so we want to use our decorator who originally put the paper up, due the job that he did?.

4.   My TV and Soundbar are mounted to the wall. During the visit, they said that these will need to be taken down and they would prefer that we do it. This TV was mounted by a local company, which cost me £110, as they feed the cables through the wall, to under my stairs. I think it is only fair that if I have to do this, then I get the same company back  in, to de-mount the TV and Soundbar and subsequently get them back to re mount them, once the work has taken place. Is this fair?

5.   What happens to our furniture during the works? Small items can simply be put up stairs, however, couches and bigger items  this isn’t as simple.

6.   Do we have snagging rights once the work, once it has been completed

7.   Is there any compensation for the inconvenience of this issue? This a huge upheaval to have to leave your home for 2 weeks, and is it unfair for us to say that we should be compensated above the cost of alternate accommodation?.  This work is due to no fault of our own, it is obviously something to do with either poor workmanship/materials, to say that other people on the estate have encountered the same issue.  We of course, still have to pay our standard bills, whilst we are not in residence, which again is due to no fault of our own. Is it unfair to seek some of sort of compensation for this.

Does any of the above seem unfair, and is there anything else that we should be seeking clarity from them on, in regard to this?.


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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #1 on: June 06, 2018, 09:20:33 am »
Firstly, no new home should have creaking floors.

Secondly, you need to ascertain what Jones homes are proposing as the works done from under normally fitting resilient bar, do not always solve the problem, which is caused by the wall drylining!
Check this "Joint Statement" out Trada NHBC about creaking floors.

1. You should be allowed access to your own home. Some housebuilders change the locks citing health and safety! Many don't want you seeing what they are doing! As fir how long, ask them to put this in writing, with a schedule of works to be done and when each will be done.
2. Jones homes must pay for all alternative accommodation, removal costs, utility bills for the period, evening meals and laundry costs. Normally it is around £75 per person per night.
3. Your home and contents should be handed back to you in the same condition it was before the works started including re decoration using the same wallpaper.
4. TV and soundbar should be removed by you. leave the wring where it is. No need for an expert.
5. Furniture should be moved out into store. Check insurance!!
6. You should use a professional snagging company to reinspect once all the works are completed, snagging and warranty cover is no different.
7. Compensation should be paid at a level you are happy with for the inconvenience caused. Everyone's view on this would differ so I can't advise on an amount to claim. Be aware most housebuilders will fight this which is why a new Homes Ombudsman is badly needed so write to your MP and demand he writes to James Brokenshire secretary  of state MHCLG.
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dawson84

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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #2 on: June 06, 2018, 10:42:18 am »
Many thanks for the reply.

Jones haven't responded to our questions yet.

In regard to the TV mount, I am going to try and push Jones on this if they refuse. I paid for a professional to fit the TV. I believe the brackets they use are quite sturdy, and I wouldn't have a clue how to remove it etc.

For their accommodation costs, do you think Jones will pay in advance for this?
Or expect me to bill them with invoices etc. If it is the latter then this won't work, as I don't have the means to pay for accomodation for 2 weeks etc. This will probably mean that we will have to move in with family. I suspect Jones won't pay if that was to happen, which means they're getting away with it.

For compensation, which I will push them for. I would say £500 - £600 a week is a fair amount. I would ask my neighbours, but I don't like to be cheeky and  Jones have probably made them sign a non disclosure.

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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #3 on: June 08, 2018, 09:20:35 am »
You should be offered an amount per person per night.

As I said £75 per person per night is standard with Taylor Wimpey for example. If you choose to use it to go abroad on holiday or stay with family that's your choice. It has been known that the housebuilder finds accommodation for you if it is going to be longer than 2 weeks, such as in a stick plot on the site or a part exchange they own or discount hotel.

£500 per week compensation seems fair to me too.
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dawson84

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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #4 on: June 08, 2018, 03:10:06 pm »
Thanks again for replying.

I will push them for the money. I spoke to a neighbour that had the work done and they said the construction manager refused any redress and wouldn't put them up in a hotel. I can't believe they didn't push them on this.

I'd want all of this agreed prior to moving out.

If they try this on me, I'll seek legal advice.

Thanks again.

dawson84

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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #5 on: June 12, 2018, 12:08:04 am »
Had a response from the construction manager at Jones, who has said the following.

£450 a week contribution towards alternative accomodation. I've asked them to explain where this figure has come from, as we have been told to expect £75 per person per night.

Wallpaper they will pay for if damaged and they will rehang it. I've told them first part is fine. Second part we want our man that originally hung it to come back, due to the complexity of the pattern and the good job that he did.

Couch and big furniture into storage. Fine.

TV. They want us to take it off. I've said no. I've paid for it to be put up and again we'll only have to get the guy back in to take down and re-mount.

Compensation was an outright refusal. We have simply asked him to explain the rationale behind this refusal. We are having to change our lives for two weeks due to a sub standard house that has been built.

I left the email saying that at no point should I be out of pocket because of this. I've paid then good money for a house.

Should I ask for anything more.

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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #6 on: June 14, 2018, 09:24:41 am »
You are already getting less than you asked for and less than paid by other housebuilders.
How can they refuse you compensation.

If I were you I would drop the TV claim. I wouldn't give you anything for it either.
There are bigger fish to fry.
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dawson84

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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #7 on: June 14, 2018, 12:57:40 pm »
They are willing to pay the re-hanging of the wallpaper and TV. Compensation they said because it's nationwide issue that NHBC are aware of, they don't have to pay it. Going to check this with NHBC.

NHBC don't get involved in compensation claims. So they are clearly hiding behind this. NHBC advised to go to citizens advice. So I will probably do this and tell Jones that we're doing that to.

Just because it's a nationwide issue, shouldn't mean that I am disadvantaged. I bought the house off them in good faith that it will be built to a specific and standard.

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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #8 on: June 15, 2018, 06:22:03 am »
The NHBC do not indeed pay any compensation at all.
They will pay out of pocket expenses such as bills and alternative accommodation.
Compensation is due from the party that is the cause of the issue justifying compensation.
Jones homes should pay this. 

The fact that they build the same defects in their new homes nationwide is no reason not to compensate their new homebuyers who have to move out whilst their homes are taken apart and rebuilt to eliminate defects!

Even more amazing is the fact that Jones Homes actually have a 5 star rating from the HBF, albeit from just 231 complete surveys!
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dawson84

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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #9 on: June 15, 2018, 08:08:27 am »
Yeah, they have only just regained that 5th star.

My plan of action now is to accept the works that need to be done and what they are covering. However I will make it clear to them that I still intend to seek compensation from them, once the work has been completed.

When the work has been complete, I will write a letter to their CEO stating my claims for compensation and why; use of work work holidays, food, utilities etc.

If no agreement is found then seek legal action through the small claims court.

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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #10 on: June 16, 2018, 08:46:43 am »
You can only claim compensation when all the works have been completed and the issues are sorted out. Only then can you assess how bad it all was and put a monetary figure on it.
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dawson84

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Re: Remedial work - Move out for 2 weeks (Jones Homes - Emerson Group)
« Reply #11 on: June 18, 2018, 02:36:57 pm »
I'll keep you updated. Thanks for your input.