Issues and Bust Builder

Choclolate

I live in a new house.

The builder is gone bust and the bank is completing the remaining houses and selling them.

I have a damp issue in my house which I think is fixable but will cost a few thousand.

Is anyone liable.

Can the bank take over the estate and wash their hand of any problems on the original house.

Any advice appriciated.

Mellor

What exactly is the issue?
When was your house finished?


And, the bank didn't take over the estate, strictly speaking, they basically took possession of some of his assets

Choclolate

Water getting into the house above the windows.

House purchased years ago.

If you take the assets do you take the liabilities also. Can the house fall down and nobody takes any responsibility - bonds etc,.

archtech

Homebond or the Premier Guarantee scheme may be of assistance depending which one the development was registered with by the builder.

tred

archtech wrote: »

Homebond or the Premier Guarantee scheme may be of assistance depending which one the development was registered with by the builder.

Have you considered getting onto the actual window installers??. You might be able to figure it out from the unifinshed houses as they sometimes leave signage??... have them take a look......for starters anyway..

Choclolate

They said as the water is comming in above the window and not through the window. That it is not their fault.

Fair enough I would say as it sounds like the builder is to blame.

mickdw

Sounds like absense of damp trays or the damp trays have been pushed in by plasterer. it really should be a simple fix and to be honest, not worth the hassle of chasing people over - that would just wreck your head and cost more in legal fees IMO.

Is it worst on windows that have a Large amount of external wall over the windows - gable ends or ground floor windows if you have 2 storey?
Is it only at the tops the trouble is?
Are they all leaking?
What is the finish around the windows outside? - brick or plaster?

If there is an easily accessible ground floor window leaking, I would get someone to chip off the plaster around the window reveal outside (the top at first to see what is happening). Shouldnt be a major headache to fix.

Choclolate

mickdw wrote: »

Sounds like absense of damp trays or the damp trays have been pushed in by plasterer. it really should be a simple fix and to be honest, not worth the hassle of chasing people over - that would just wreck your head and cost more in legal fees IMO.

Is it worst on windows that have a Large amount of external wall over the windows - gable ends or ground floor windows if you have 2 storey?
Is it only at the tops the trouble is?
Are they all leaking?
What is the finish around the windows outside? - brick or plaster?

If there is an easily accessible ground floor window leaking, I would get someone to chip off the plaster around the window reveal outside (the top at first to see what is happening). Shouldnt be a major headache to fix.

I though I knew alot about building etc.
Whats a damp tray?

It seems to be only on 1 window. a Gable ground floor window.

The top - its not damp - it proper soaking up water. Dripping wet.

Plaster outside.

The house is a polystrene (cant spell) formwork construction.

What is a damp tray?

mickdw

I know nothing of the detail used in this construction type.

My explaination would apply only to construction with a double wall - traditional block or timber frame etc. A cavity tray in this type of construction is a dpc over the window catching any water soaking in overhead and passing out over the outside of the window.

As I say, I dont know anything about your construction so I cannot really offer any advice.

Poor Uncle Tom

3 year old ICF construction is likely not to have any damp trays.

It is likely that the opes at the windows and doors do not have the insulation returned to cover the cut section, before pouring of the concrete, like they do now. So, it is likely that the windows are just fitted into the ope and sealed with a silicone based sealer.

If the water is not getting in at a poorly sealed joint it could be coming in through a breach in the formwork higher up on the gable and travelling down inside the formwork until it reaches the window, this will be much harder to fix.

You will need to get this checked out by a good local Architectural Technician or Engineer and you should also check with your solicitor as to what bond the builder provided over the build, for future reference.

Choclolate

Thanks for the feedback.
I have been in the house 3 years.

I have asked a few people but everyone is just guessing. I hope its localised.

Its a 2 storey house and this is ground floor. I think it water was comming in higher up it would have got worse earlier. I think the driving rain on Sunday pushed it over the edge.

The is a plaster frame around the window on the outside so the rain doesnt flow off smoothly.

Is there any test or checks I could do.

Mellor

To be honest, the blame might not be with the builder. Check the contracts,

The builder may be outside of his defects liability period. So a defect would be his fault. If its a design issue then it isn't the builders fault, but the ICF company probably are.
If the builder failed to meet their design or spec then it is still his fault.'

It really depends.

mrgaa1

standard defect period is 6 months major, 18 months minor after that Homebond and the owner.