Snapping/Cracking Noises Heard In Room Below

[lukey]

Hi,

I'm currently trying to get some problems fixed by the builder. Have already escalated to the NHBC as the builder ignored my snagging issues and complaints. This finally got the builder to start responding but so far nothing has been done.

The sounds are various snapping/cracking sounds that can be heard both in the room upstairs and much louder from below (see examples attached).

One carpenter who listened to these noises said it sounds like microcracking... does anyone else have any ideas?

[lukey]

Errr should add, the recordings are me putting my phone in the room pressing record and then going upstairs and walking around

[lukey]

Actually the bathroom one I think is a different issue going to make another thread...

[lukey]

In one of the locations (above the living room which is split into two rooms by a partition wall) the Builder came today and took off the skirting board and checked that the wall was properly secured and I believe put in some more screws where some were missing, although it doesn't appear to have had any impact.

[lukey]

I have got an endoscope, really tempted to cut a hole in the ceiling and see if I can figure out whether its microcracking...

[New Home Expert]

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.

[lukey]

Ah right thanks. Builder currently trying to stall me out. Been over a month since the NHBC have gotten involved and they haven't really done anything and keep sending emails making excuses for why they haven't done anything for the past few weeks. At what point can I just ask the NHBC to send an inspector round because the builder doesn't seem interested in understanding and addressing the issue in a timely manner.

[lukey]

Well the builder (who I would recommend no one to ever buy a house from due to possibly the worst customer service I have ever seen from any company in existence) have told me that they think it meets the "NHBC" standards so I'm going to have to get a NHBC inspector in who the builder confidently assured me they are 'independent'.

[lukey]

Also builder is Wates, never buy a house from them

[lukey]

Builder now is refusing to respond to anything I say (regarding any issues) and immediately says to refer to the NHBC. I need to figure out a way to warn people not to buy any of the remaining properties on the development.

[New Home Expert]

Firstly, the NHBC is questionably "independent" in my opinion.
If you reserved after 4 October 2022, you can use the new New Homes Ombudsman Service, which covers inaction to correct defects and unacceptable customer service. It does not cover warranty providers.

The NHBC did at least tell you why they have done nothing so far.
As you have reported this within the first two years it is now a defect on record, that will continue under the warranty  "protection" even after 2 years, should it remain not resolved.
NHBC is now your only option.

[lukey]

Well good news at least I guess as the NHBC report has deemed it to be excessive and has stated the builder must address it by the end of August.

[lukey]

Well builder has done 'something' but nothing that would fix microcracking and the issue still remains..... have followed up with the builder and will presumably have to go to the NHBC again.

[lukey]

After many battles I have managed to have the NHBC take over from the builder. They have offered a settlement to do the works (install resilient bars in both rooms), however, I am looking for some advice.

I believe I've read that I don't need to accept this offer and instead ask them take responsibility to still resolve this issue? Would this mean even if they do this work and it does not resolve the issue they are still liable?

From my point of view the issue accepting the cash offer is not really an option (even if it was I would need to go get 3rd party quotes to ensure the offer was 'fair').

[Admin]

The NHBC seem to be trying to fob buyers with defective homes, with a cash offer for them to go away and either live with it as is, or get the works done themselves with everything that entails.
You would need to read the small print on your warranty policy as NHBC may have opted out of arranging for the works to be done.

One thing that always applied is the defect if not properly rectified first second or even third attempt stays on the books and is covered under the warranty until it is resolved. Again NHBC may have changed this too!

New home warranty is after all, an insurance policy. Insurers hate paying out claims.
But you can take a complaint to the Financial Ombudsman Services (as many do re new home warranties)
Please do this if you are not happy as there is a permanent record of all complaints to the FOS so when new home warranties come under the spotlight as not working as they should, perhaps the government will act.