Extension - Regulation complaint

Wayne2019

Hi all,

Looking for some guidance and potential options.

Bought house in Dec with a first floor extension over a garage and was in the process of getting some work done at the back of it. Long story, short but builder (after having a doubt about foundations and consulting an architect) opened the ground to find that only about 65% of the extension has foundations. To make it worse, it looks like the builders built up on the original boundary wall.

Before anything was signed, there was no (visual) indication of this from surveyor we used (cracks in walls, dampness etc) and we also asked solicitor to ensure certs of compliance were in order (found out after the fact that its standard policy now with banks).

It now turns out the there inst any certs of compliance from during and after the build, only an opinion of compliance which was issued 10 years after the build was done.

I am up the wall as worse case we will have to demolish and I dont have the money to redo as busted my chops getting a house and Im informed that an Opinion of Compliance isn't as watertight as I might have assumed so no legal recourse?

Any thoughts/advice are very welcome.

Thanks

Wayne

Gumbo

Wayne2019 wrote: »

Hi all,

Looking for some guidance and potential options.

Bought house in Dec with a first floor extension over a garage and was in the process of getting some work done at the back of it. Long story, short but builder (after having a doubt about foundations and consulting an architect) opened the ground to find that only about 65% of the extension has foundations. To make it worse, it looks like the builders built up on the original boundary wall.

Before anything was signed, there was no (visual) indication of this from surveyor we used (cracks in walls, dampness etc) and we also asked solicitor to ensure certs of compliance were in order (found out after the fact that its standard policy now with banks).

It now turns out the there inst any certs of compliance from during and after the build, only an opinion of compliance which was issued 10 years after the build was done.

I am up the wall as worse case we will have to demolish and I dont have the money to redo as busted my chops getting a house and Im informed that an Opinion of Compliance isn't as watertight as I might have assumed so no legal recourse?

Any thoughts/advice are very welcome.

Thanks

Wayne

Nothing you can do now I’m afraid but fix the problems.

This is why I ask people to get certification during the build including design and inspection.

This is unfortunately what can come from an opinion from someone who never seen the works progress, and can only base an opinion based on the visuals on the day.

BryanF

caveat emptor

Read around boards. Everyday people post looking to take the cheaper option. Years down the line, they or the subsequent owner have to deal with the ramifications.

Sorry for your troubles.

antiskeptic

Wayne2019 wrote: »

Hi all,

Looking for some guidance and potential options.

Bought house in Dec with a first floor extension over a garage and was in the process of getting some work done at the back of it. Long story, short but builder (after having a doubt about foundations and consulting an architect) opened the ground to find that only about 65% of the extension has foundations. To make it worse, it looks like the builders built up on the original boundary wall.

Before anything was signed, there was no (visual) indication of this from surveyor we used (cracks in walls, dampness etc) and we also asked solicitor to ensure certs of compliance were in order (found out after the fact that its standard policy now with banks).

It now turns out the there inst any certs of compliance from during and after the build, only an opinion of compliance which was issued 10 years after the build was done.

I am up the wall as worse case we will have to demolish and I dont have the money to redo as busted my chops getting a house and Im informed that an Opinion of Compliance isn't as watertight as I might have assumed so no legal recourse?

Any thoughts/advice are very welcome.

Thanks

Wayne

You don't say how old the structure is but it sounds like an older one.

What's the specific problem?

You have an extension with an opinion of compliance (which satisfies solicitors during conveyancing but is effectively worthless, since it will be filled with caveats). Join the rest of the majority of the population who buy older structures with extensions which which were never certified (because architects were rarely employed to design or oversee extension construction). The opinion cert is a fudge: the certifier has caveats to cover what he can't see (which is most everything), yet it fulfills conveyancing requirements to have someone's PI cover thing (which is won't because of the aforementioned caveats)

What is the specific problem with the extension not having foundations. There are houses all over the country which don't have foundations (I must tell my mate that he has to demolish his 2mil gaf because it has no foundations ). Is the extension tipping over / cracks running down it?

Calahonda52

Wayne2019 wrote: »

Hi all,

Looking for some guidance and potential options.

Bought house in Dec with a first floor extension over a garage and was in the process of getting some work done at the back of it. Long story, short but builder (after having a doubt about foundations and consulting an architect) opened the ground to find that only about 65% of the extension has foundations. To make it worse, it looks like the builders built up on the original boundary wall.

Before anything was signed, there was no (visual) indication of this from surveyor we used (cracks in walls, dampness etc) and we also asked solicitor to ensure certs of compliance were in order (found out after the fact that its standard policy now with banks).

It now turns out the there inst any certs of compliance from during and after the build, only an opinion of compliance which was issued 10 years after the build was done.

I am up the wall as worse case we will have to demolish and I dont have the money to redo as busted my chops getting a house and Im informed that an Opinion of Compliance isn't as watertight as I might have assumed so no legal recourse?

Any thoughts/advice are very welcome.

Thanks

Wayne

Is there a REAL problem here or is the builder just looking at you as a mug who can be convinced that the end is nigh unless you employ him to..... whatever... especially I see about 65%....

Nothing in your post suggests a real world problem.No offence meant here but you need to step back a bit.

The original boundary wall founds may have been designed with extension in mind