Problem with Barratt Homes

I,_Brian

I bought a property last year from a private owner, which had been built by Barratt Homes 4 years ago.

I didn't have an inspection done because I presumed there shouldn't be anything wrong with such a new house, and the fact it had a NHBC certificate means any errors would be guaranteed corrected.

There are a couple of big problems with it, though:

1. The double glazing is very poor - around the fittings and where the windows open it's not simply a draught but a breeze. This is not good when I live in the Highlands of Scotland.

2. The heating system appears to have been improperly installed - the hot water won't come on unless the central heating has been on. This could be a serious problem when summer comes.

There are a few other issues with the house that are less serious and expensive.

I've contacted Barratt Homes by phone and they've stated the NHBC guarantee only applies for 2 years for general faults, and that after that it only covers significant structural repairs.

I'd like to find out more about my position, because there's no way we can spend another winter with the double glazing letting in all the cold. Replacing it is going to be mightily expensive.

I figure there has to be a situation where Barratt can be held liable for the poor standard of construction - I believe I also signed a contract with Barratt promising a set of measures, such as not having two dogs, marked vans on the property etc.

Question is, do I have any right to expect Barratt to make corrections?

If so, will I simply have to keep chasing them, or will I need to take legal advice on the basis of taking legal action if required?

Or does Barratt have no responsibility whatsoever because they didn;t sell the property directly to myself?

Many thanks for any replies.

maninthestreet

"I didn't have an inspection done because I presumed there shouldn't be anything wrong with such a new house, and the fact it had a NHBC certificate means any errors would be guaranteed corrected."

Bad Mistake - "Caveat Emptor" always applies.

The DG problem may be easy to resolve - if the problem is a draught from around the edge of the frames, some filler and/or mortar needs applying around the frames, both inside and out - shouldn't cost much to do.

The Central Heating problem - in my house, I have a single boiler that provides the hot water for the central heating and the taps. Therefore, the central heating won't work unless the boiler is on, though you can switch the central heating off and still get hot water. I'm unclear how you can only get hot water if the central heating is on. What make and model of boiler to do you have?

dmg24

maninthestreet and Barratt are spot on,

Barratt are only liable for general faults for two years.

I also can't understand why you cannot get hot water without the heating being on. Is this the first time you have had a combi boiler (I assume this is what you have)? They can be quite strange to get used to.

You really should have had a survey done, and I am surprised that your mortgage provider allowed the purchase to go through without one (unless of course you were a cash buyer).

Any efforts made in chasing Barratts would be a waste of your money.

Haleyscomet

Firstly it was a mistake not to have it inspecting but never mind its done now usually you have a guarntee on your new build house for 10years the first 2years with the builder in your case Barrats and the rest of the 8years are covered by the NHBC although they do state that

"It does not provide cover for general wear and tear, condensation, normal shrinkage and damage arising from failure to maintain the property, or minor faults which first appear after the second year"

Also the NHBC cover is null and void if you not not have boiler checked yearly so you need to check if this has been happening in the last 4 years.

Do you know if the original buyer has raised these issues with the builder in the time that they were in?

I,_Brian

Thanks for the replies, all - there have apparently been a lot of problems with the double glazing on the estate, but possibly it's a case of just getting it all resealed.

As for the previous owners - the fact that these issues and other issues exist suggests to me that the original buyer never really made an effort to chase up problems with the home.

I never really expected issues with a home just 4 years old, but I guess you live and learn. Hopefully it's not going to be too costly to get most issues fixed, though I know the people across the road were so sick of the DG problems they ended up buying in a completely new set.

prutter

We had a similar problem with hot water suddenly only being available with the heating on, in a rented property a few years back. Or, maybe it was whenever we put the water on, the heating came on too. Anyway, sounds similar....
It turned out (according to the landlords plumber) to be a faulty switch pipe or something. ie, the switch which directs where the hot water goes - to hot water, or heating, or both.
He fixed this within about 30 mins with very little fuss.

So, your problem may not be as serious, or costly as you suspect.

Haleyscomet

You will get more problems with a 4 year old house than you will a 40 year old house as the problems occur when the house is settling into place. Which is why the builder has the 2 year policy as most problems would have occured by then (settling wise) however if the previous owners have not atended to these problems they would get worse.

lostfarmer

Re the heating / hot water problem..

Forgive me, I'm a girl and don't really understand, however, this is the exact problem we used to have. Apparently it's something to do with a valve on the water heating system being left on open (maybe motorised, but don't quote me..).

Ours was locked on open (because of solar panels) and this (because solar panels are faulty ATM) has meant we can't get hot water without heating.

Our switch is in our garage next to our boiler. Time to maybe spend the £40 it took us for a really thorough boiler service and general chat?

Good luck anyway, xx

back2square1

Hi I am living in a rented property which is 3yrs old however it is not a Barratts home.

Our whole street have had problems with drain blockages. On investigation the drains had been filled with builders rubble which was carelessly disposed of 3yrs ago!!!

Our first response from Jelsons was house is over 2yrs old, not our problem.

However after enough of us on the road complained and we all persisted they reimbursed us for Dynarod costs. (£90 each time!!!)

Our drains have blocked again since and Jelsons paid up straightaway.

So all I can suggest to yourself is speak to the neighbours who have similar problems to yourself. The breezy windows is not due to wear and tear but a terrible window fitter who they employed and paid to do a good job.

I think if you speak to someone who is in high position at Barratts and you and all your neighbours individually persist with your complaints they may come to an agreement. Drop the name "Watchdog" in your conversations with Barratts and I am sure they would not want any bad media coverage of their houses having faults within construction.