Newly built bathroom mould - how to sort it and who is liable: builder or architect?

Asker

We've spent 40000 on a small double storey extension and one of the problems is the bathroom keeps getting mouldy very quickly.

It is an internal bathroom i.e. no windows. We got building regs on the exteniosn of course and the architect asked for an air vent thing whih goes on with the lights and stays on for a few minutes after.

Now the problem is huge amounts of mould that are on the toilet pan etc too, so it's defiitely a humidity problem.

I'd be really grateful for any help with the following questions:

1) How does one sort it? A builder friend said it might be because there needs to be "lubes" (spelling??) in the doors (basically holes) so as the fan is working air can be sucked into the bathroom and this might sort it. Will this work? Is there anythi else that needs to be done?

2) The builder is saying if he does any work like this he will CHARGE for it because he says he just built the thing as per plans and the architect didn't mention these door hole things... SO WHO is liable for this? We've paid the builder a lot of money tobuild thi for us and the bathroom is unusable... isn't it the builder's job to make sure he builds a usable bathroom for us and not a mouldy horrible one?? The architect as far a I see it gave broad plans for there to be ventilation - does he have to specify EVERY little thing as to how to achieve it? Is it not the builder's responsibility to make sure the ventilation in the bathroom works properly i.e. by putting in the appropriate holes in teh doors etc?? Is it fair for the builder to, instead of acceptin liability and fixing a bad job, asking for extra money? I mean... the architect didn't specify hinges on doors but that is kind of common sense... is it not common builder's sense to install a fan and ventilation in a way that works?

If not then that's fine, but I want to know what's fair before arguing.

The builder isn't a bad guy so I don't want to upset him if I'm wrong hence cheking here. However I do feel I am being taken for a ride with a couple of things and I don't want to be taken for a ride again if this is clearly his problem.

tim_n

You paid and got what you asked for - I don't think improved ventilation is considered a snag - he has after all done what you asked for (the builder that is) so it's not his fault.

I get mould in my bathroom if I just switch off the light. I leave the bathroom door open a smidge and leave the fan running for about half an hour to an hour after both myself and my mrs have a shower. We also use shower spray after we've both finished. You may find that sorts matters adequately.

Once mould is established, it will keep spreading itself and it gets worse each time. I would recommend you visit the oldstyle moneysaving forum for tips on getting rid of the mould. I remove the mould residue off tile grout with a toothbrush with a mix of bleach and baking soda and use a normal washing up cloth with dilute bleach to wash the affected ceiling areas and around.

My bathroom is a small 2m x 2m bathroom with a 5" pipe and extractor fan.

Alan_M_2

Please expand on "There's an air vent thing".

It is a requirement (building reg) that an extractor fan is installed in installations of this nature. The power of that fan is governed by building regs (in so much as it's required to move a certain volume of air per hour) and the basic models that comply with this regulation are not particularly powerful.

If a fan has been installed to these specifications, then it's neither the builder fault nor the architects, you've discovered you need more powerful extraction.

It could also be that the overrun (the time after the light/fan is switched off and the fan shutting off) could be too short, this needs to be a good 15-20 mins.

It could be something as dumb as the extractor duct having a blockage or kink in the pipe.

fluffymuffy

Ah - its the Who-should-I-sue approach?

Sounds like the fan isn't working or isn't on for long enough. It should be automatic but people often take the fuse out - especially in en suites as you lie awake listening to it. It could also be a general condensation problem from the rest of the house collecting in the bathroom. Best to have the bathroom a bit warmer than the other rooms anyway and that would rule that out.

booty40uk

hi

If the builder did everything as per approved plans then there is no way it can be his fault.

Sounds to me like you need a fan that works automatically on humidity, not just when the lights turn on. Strange that the architect didnt specify this seeing as it is a completely internal bathroom.

If i were the builder i would be charging for extra work too.

HTH

Andy

Kiran

I would adjust your over run first and see how that goes before you decide if any remedial works are required and who should pay for them. As AlanM says the fan should stay on for atleast 15 minutes. Your fan will have a specific volume it extracts per hour, work out the vloume of your bathroom and then that will give you a guide of how long the fan needs to be on.

deano72_2

check your extract fan ducting (if its the flexi type usually vented via the loft)isnt bent up & is conected no more than approx 3m i think to the the vent where its got to extraxt out of..sometimes if there bent they will collect water from condensation (if you lift the duct you will know if theres water in there as it will be pretty heavy)& prevent the fan doing its job.if all seems ok i spect theres nothing really wrong with the build & your going to get condensation/mould to certern degree..try opening the window slightly for few hours to ventilate the room

Leew1231

This is a tricky one, If the builder notices something won't work. He has a duty of care to highlight this to you to give the opportunity to change it. He may very well have trusted the architect had done it correctly and built as required.

I would probably look at fitting a bigger fan, and as mentioned putting a delay on it. I would believe all this would be chargeable for a builder. I work for a large main contractor and if we did anything such as this I would be chasing the client for the money for the change requesting.

jonesjw

Put a fan with a bigger time delay on & try cleaning the bathroom with dettol mould & mildew remover.

PasturesNew

I have very quick showers and not overly hot, I used to leave my light on after every shower for up to 20 minutes just to make sure it didn't get mouldy.

Homersimpson

The extract fan needs to draw the air from somewhere, the usually way to do this is to undercut the door by 10mm, has this been done? if not try opening the door when the fan is on and see if it helps.

I completely agree with the timer needing to be 15minutes.

Might be worth looking at part F of the building regulations which covers ventilation, i've never read it but our mechanical engineers at work use it reguarly when designing vent systems.