house problems - help!

cathy_1979

I’ve done a search in the boards search bar with no luck, so I decided to post!

I bought a house in Newbridge three years ago, it was my dream home & I think I turned a blind eye when I was moving in, as I was expecting my first child & just wanted to be moved in before the birth!

The problems have been numerous, & the builder hasn’t been the most helpful! Some of the problems:

House is timber framed with brick & block plastered finish – last night for an example in the sitting room I had the heating on & a fire lit but the front external wall was freezing cold. I can only let my child into the sitting room when the heat is on & fire lit as otherwise the room is freezing, even when the rads are on full blast.

When I had the builder in to show him that the timber doors were warped & not closing correctly, he just said it was the receiver bolt & took out a screw-driver, wedged it into the lock part in the frame & bent it out to catch the receiver I couldn’t believe what I was seeing – I was so shocked that before I had a chance to say anything he was gone!

Showers bases have not been installed properly, plasterboard that the tiles are on come in contact with water as they overhang the shower base!

The above are only three of many things; can anyone tell me what can I do? Or point me in the right direction to getting these problems solved. This is my home & I want these problems solved, I do believe it’s not up to me to fix with my monies – am I right to believe this??

I heard that building control in the county council is pretty much non-existent, & once contacted they tell you they are under-staffed & cannot help! Should I contact & hire my own (architect or structural engineer) to write me up a report on what’s wrong, then produce it to the builder! If nothing happens, say within two weeks, contact a solicitor & bring this to court – or am I jumping ahead of myself?

Sorry for the rant...

tba

Hi,

A few Questions,

Whom did you buy the house of, eg. the builder/ a developer/ a private individual.

Have you paid the full amount as agreed?

Where you asked to compile a defects list, or did you hire somebody to complete a defects list when you bought the property?

The defects you listed appear to be as constructed defects, have the other defects presented themselves recently?

RKQ

Do you have a Snag list done?

Can you respond to tba questions above and alaborate on the shower tray construction.

It is normal for the tray to be fitted, then Plywood sheets to the walls - which "overhang" the showertray ensuring the tiles are within the edge of the tray, allowing a good seal between the walls and the tray.

cathy_1979

Afternoon tba & RKQ – thanks for your replies!

I bought the house from a developer – I can give the name but I’m sure that is probably against the board’s posting rules.

Yes, foolishly, I paid over the compete asking price! Only now do I kick myself for not retaining a small percentage of the total price paid.

The defects list (is this the same as the snag list) was done but as I was pregnant & a rush to be moved in prior to giving birth – we were told that we could move in & problems would be resolved but this never materialized after many times chasing the site foreman with promises given.

The cold on the front wall has been there a while but I think I’m now noticing it more with a child with asthma.

The shower issue, the plywood extends pass the lip of the tray which pushes the tile out further again not allowing an adequate seal. Plus we cannot get a door that fits the width…

Other problems – some of the brick vertical motar joints are appox. 40mm in places, last night we could pass a knife thru the external window mastic to the inside. This mastic is approx. 30mm in places vertically due to poor brick-work.

Hope the above answers your questions – again thanks for taking your time to reply!

tba

Cathy,

Yes a defects list, is the same as a snag list, but it is highly contestable. You have little direct relation to the builder, your agreement is with the developer.

I would strongly advise you to get a professional service for your problems, as they can deal with the specifics and advise you succinctly on your options/routes.

I would not suggest the original architect/engineer that certified the works as they could be libel for some or all of the defects.

Unfortunately it is difficult to gauge what can be done over the internet, without seeing the whole picture. Good luck with the house.

As an aside I suggest that you refrain from legal aid straight off the bat, that can freak people out a lot and make things worse. You have prehaps another year or two before the liabilty of the original architect/engineer that certified the works expires, not alot of time but maybe enough to resolve the issue out of court.

For a list of professionally regulated architects contact the RIAI (the registration organisation for Architects in Ireland) http://www.riai.ie/?id=5769

RKQ

Retain the services of an experienced Architectural Technician, Architect or Building Surveyor. Someone with Profession Indemnity insurance and a good reputation.

I don't see how any of your problems could be the liability of the Architect or House designer! Shower trays, warped doors or crooked brockwork has nothing to do with Compliance with Planning or Building Control. Bad standards or work practices is down to the Builder!

Don't mention any names! Maybe post a photo or two ( that won't identify you or your location) I'd gladly look at them for you. As would others here.

Did you get a Snag List - contact the Snagger and alert them of your problem. If they can't or won't represent you then retain as stated above.

Good luck.

tba

I will put my hands up and say that it is likely the builder at fault as apposed to the designer, but there is no need to complicate matters, and thats why I mentioned it.

cathy_1979

Again thanks to tba & RKQ!

Was talking with my husband last night about suggestions given, & it works out that we have a nephew who is an architectural technologist! So were straight on the phone to him! He was saying that he would come over & do up a report for us to present to the builder/developer! These report will discuss workmanship, problems we are experiencing, etc..

Now a question, as he has no PI insurance he said that we would have to submit it to the builder/developer! How should I state to the builder/develper in a letter that the report are issues that require fixing at his cost & not ours! Plus if he does nothing we will bring him to court?