New Home Owners And Snagging Forum
Advice on buying a brand new home => Snagging and defects => Topic started by: West_Londoner on February 09, 2025, 10:47:22 am
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In August 2023 I bought a shared ownership brand new flat in 4 stories high building in West London under a shared ownership scheme. The flat is located on the second floor.
The Building Regulations Certificate of Compliance was issued on 17.03.2023.
I experience massive soundproofing issues. I can hear every footstep from the flat above, when the residents in the flat above press the contact switches, when their dog jumps from the sofa onto the floor, or when the dog hits surfaces with his tail greeting the residents at the door (of course I can hear when they open their door to the flat as well).
I can hear sounds of most activities from their flat. I have impression there is no soundproofing/ resilient insulation in the floor.
I have peeled off 2mm thin vinyl flooring and I have noticed it's laid directly on the screed without any underlay. The sound of walking is like hammering the pure concrete, the pre-cast concrete slabs resonate like it is a drum. What has caught my attention are strange small ramps formed in front of the balcony doors. The finished floor level inside is 25mm below the balcony decking level. I believe architects design these levels to be flush instead (inside and the outside).
Do you think the the builders (Howarth Homes PLC) deviated from the original construction drawings reducing the floor thickness, so the finished floor level inside is below the balcony decking level and hence to adjust the levels the small ramp has been formed between?
Would they omit the resilient layer, underlay or floor panels using just single 2mm vinyl flooring instead?
I have checked the void in the living room (through out the downlight cut out and in the storage which has the access hatch.) There are no rubber grommets or any absorbent layer resting on the suspended ceiling plasterboard.
The case was reported to the Enforcement Team in the local council at the end of February 2024 (and it's still under council's investigation after nearly 1 year). We don't have any updates on this case in spite of our requests for the update. I have been provided with soundproofing impact sound test by Howarth Homes PLC. All floors did pass somehow the impact sound test.
What I find strange and mysterious in the sound insulation report in the cell where the floor construction should be listed has a phrase/holder saying instead "Awaiting Details from Developer". Would they try to hide this info for a purpose?
Due to these soundproofing issues I can't rest in my own flat, I often use earplugs during the day and unfortunately my health deteriorated. To be able to survive (until the situation improves) I've been on antidepressants since last summer and attend taking therapies. Our well-being on this development is severely affected. Can someone please look at the attachments and advise what you think went wrong in here? Thank you very much in advance for any potential advice.
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And please ignore visible on the second photo LED strip attached to the skirting board
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Local Council in the planning decision ordered the enhanced soundproofing value for the impact sound noise in the floors in the noise sensitive rooms here
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You have a suspended ceiling which is resilient bar type.
However, I consider that there should be some sound insulation between the concrete floor and the plasterboard ceiling.
Regarding the sound transmission test results, these are often open to interpretation.
I have heard many that do not consider "impact sound" which you seem to be suffering most, as preventable although it is to a certain extent. Your skirting boards and plasterboard (and the flat above) should be above the screed flooring which should help the noise.
You may have reserved your new flat after 4 October 2022 so qualify to be able to use the New Homes Ombudsman Service (such as it is). Question is, are Howarth Homes plc a registered builder with the NHOS scheme and New Homes Quality Code?
https://www.nhqb.org.uk/register-of-developers.html?q=Howarth+Homes+plc
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Thank you very much for your reply.
Unfortunately looks like Howarth Homes are not registered with NHQC. They are not listed among other registered companies, there is no relevant info neither on their website.
In the sound insulation report all values from tapping machine were below 62DB (target) even below 57DB (enhanced soundproofing value ordered by local council). I am not sure what else can I do. I have attached two audio records with footsteps sound and when neighbours enter the flat (it's best to listed with earphone). I can't believe this can be acceptable standard...