Gap In Walls Between Rooms Left During Construction

cronos · 31-01-2017 8:35pm #1

Hi There,

I'm looking for some advice from those working in construction.

My builders accidently left a gap (aka space for double doors) between the kitchen and living room during the build of my new house.

I wanted a full wall instead. They are now proposing filling it in, I'm not certain if it's a stud partition wall or a concrete wall.

My question is: Does this have a risk of cracking along the lines where it's filled in, in future. Should I accept this as a solution? Rather than a wall rebuild?

Please see attached picture for additional information.

Thank you,
Cronos

kieran. · 31-01-2017 8:46pm

cronos wrote: »

left a gap

Is it the opening that can be seen in the background through the window?? If so filling in is fine.

Is the existing wall plastered?

Victor · 31-01-2017 8:54pm

By 'gap', do you mean space for a double door?

The space for the double door should be filled with the same material that surrounds it.

cronos · 31-01-2017 8:55pm

kieran. wrote: »

Is it the opening that can be seen in the background through the window?? If so filling in is fine.

Is the existing wall plastered?

Yes it's the hole where double doors would go in between the kitchen and living room. Sorry the picture is crap.

cronos · 31-01-2017 8:56pm

Victor wrote: »

By 'gap', do you mean space for a double door?

The space for the double door should be filled with the same material that surrounds it.

Yes I mean the space for a double door.

Yes but if it's filled in will it have the potential to have cracks in future? That wouldn't be obvious in snagging but could come along in future.

kieran. · 31-01-2017 10:06pm

OP Is the wall with the door ope plastered yet?

cronos · 31-01-2017 10:08pm

kieran. wrote: »

OP Is the wall with the door ope plastered yet?

I've no idea. The picture is from outside as I haven't even got in the house yet. Snagging is only due to start in the next day or so. Just happened to call by the house early and look in the window.

kieran. · 31-01-2017 10:11pm

cronos wrote: »

I've no idea. The picture is from outside as I haven't even got in the house yet. Snagging is only due to start in the next day or so. Just happened to call by the house early and look in the window.

If it's ready for snagging it would be plastered/finished. Is your house block built/timber frame/other

cronos · 31-01-2017 10:12pm

kieran. wrote: »

If it's ready for snagging it would be plastered/finished. Is your house block built/timber frame/other

I believe it's timber frame. Not 100 percent certain.

cronos · 31-01-2017 10:18pm

One more thing. In the showhouse the wall has a radiator attached to it on the kitchen side. Would that indicate what the wall type was?

kieran. · 31-01-2017 10:19pm

cronos wrote: »

I believe it's timber frame. Not 100 percent certain.

If it's timber frame there should be no issue with cracking, if the workmanship is good.

Hard to believe your paying a couple of hundred grand for something and your not 100% sure what your buying though.

cronos · 31-01-2017 10:23pm

kieran. wrote: »

If it's timber frame there should be no issue with cracking, if the workmanship is good.

Hard to believe your paying a couple of hundred grand for something and your not 100% sure what your buying though.

STRUCTURE
Houses are constructed using a timber frame and
combination of brick and self-coloured rendered
blockwork with concrete roof tiles.

The wall had a radiator on the kitchen side.

cronos · 31-01-2017 10:25pm

kieran. wrote: »

If it's timber frame there should be no issue with cracking, if the workmanship is good.

Would it be noticeable during snagging? Or would it become noticeable over time? Assuming the workmanship was poor. Just a bit worried given it's a last minute job that they will end up rushing it.

tradesman · 01-02-2017 6:43am

it it was me i would get them to fill in the gap with timber & plasterboard, scrim the joints & re plaster the whole wall both sides.

cronos · 01-02-2017 8:36am

tradesman wrote: »

it it was me i would get them to fill in the gap with timber & plasterboard, scrim the joints & re plaster the whole wall both sides.

If they haven't done it this way will it be noticeable?

Calahonda52 · 01-02-2017 9:49am

to be 1000% certain, proper way is infill with new timber frame reslab and reskim both sides and redo the skirting boards properly.
This would mean the existing wall will be double slabbed on both sides which would be great for sound proofing!
You will get blowback from builder for that suggestion and also consider what your reaction is if he does what tradesman suggests and basically says fcuk you!
Will you walk away as I presume he will sell it to the next in line?

cronos · 01-02-2017 10:53am

Calahonda52 wrote: »

to be 1000% certain, proper way is infill with new timber frame reslab and reskim both sides and redo the skirting boards properly.
This would mean the existing wall will be double slabbed on both sides which would be great for sound proofing!
You will get blowback from builder for that suggestion and also consider what your reaction is if he does what tradesman suggests and basically says fcuk you!
Will you walk away as I presume he will sell it to the next in line?

That would end up in court if it's not a quality job. It's a major snag.

Basically I have signed contracts and already have received the help to buy money from Revenue, which they had to agree that the sale would complete.

While the court case was ongoing they could not sell to anyone.

Calahonda52 · 01-02-2017 2:01pm

cronos wrote: »

That would end up in court if it's not a quality job. It's a major snag.

Its not if its okay while the sale is closing, as for going to court on a theoretical crack suggests you have an understanding of what happens in the real world of housing construction that is perhaps at some remove from what happens in practice.

cronos wrote: »

Basically I have signed contracts and already have received the help to buy money from Revenue, which they had to agree that the sale would complete.
While the court case was ongoing they could not sell to anyone.

I don't follow this at all, when coupled with the use of the words "my builder" in an earlier post suggests its time for me to step off the carousel here.

Keep well and good luck.

cronos · 01-02-2017 2:21pm

Calahonda52 wrote: »

Its not if its okay while the sale is closing, as for going to court on a theoretical crack suggests you have an understanding of what happens in the real world of housing construction that is perhaps at some remove from what happens in practice.

I wouldn't go to court on a theoretical crack, I'd ask for a reasonable assurance that no crack would show in future.

I'd only go to court if I had a surveyor say that it was a bad enough job and they the builder threatened to pull the sale.

Plus they are my builder in the sense that they are been paid by me to do a job as far as I'm concerned.

tradesman · 02-02-2017 6:54am

yes it would

BryanF · 02-02-2017 1:21pm

tradesman wrote: »

yes it would

? What are you agreeing With?

tradesman · 03-02-2017 6:41am

Cronos asked me the following:
Originally Posted by tradesman
it it was me i would get them to fill in the gap with timber & plasterboard, scrim the joints & re plaster the whole wall both sides.
If they haven't done it this way will it be noticeable?

I said it would. The post did not register as soon as it should have!

BryanF · 03-02-2017 7:00am

tradesman wrote: »

Cronos asked me the following:
Originally Posted by tradesman
it it was me i would get them to fill in the gap with timber & plasterboard, scrim the joints & re plaster the whole wall both sides.
If they haven't done it this way will it be noticeable?

I said it would. The post did not register as soon as it should have!

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Gap In Walls Between Rooms Left During Construction

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