Party Wall Problems...

DezzyD

hi, I'm hoping to get some advice. I have recently completed an extension. The extension has been signed off by Building Control and meets all building standards. The neighbours party wall surveyor visited the site and is now telling us we need to replace the capping stones which seal the cavity wall with wider ones, as in his opinion they don't have a wide enough overhang.


He sites that "the works must be completed to reasonable satisfaction of the Adjoining Owner's Surveyor" and says that this is a reasonable request.


At no time during the build or looking at the plans did he request a minimum clearance; and again this was not an issue with the local building control dept.


I'd like to know if this is something that is legitimate request for the surveyor, since there are no standards relating to capping stone overhang as far as I am aware?


thanks
Dezzy

teneighty

It depends on the detail at the top of the wall. Usually the coping stones have an overhang with a drip to shed water away from the wall although sometimes the copings can be flush and there is a damp proof course built into the wall below the coping.

As long as there is some way of stopping the brickwork at the top of the wall getting saturated from rain and a barrier to stop dampness running down the wall into the building it should be acceptable.

G_M

What does your own PW surveyor say....?

DezzyD

He says it's baseless. Now developing into a bun fight....

DezzyD

, but is also saying that he is now going to charge us for any addition work/emails he makes.

G_M

...and sadly you'll also be charged for your neighbour's surveyor's extra work.......

cheapest/easiest option might be to replace them. What would the cost be?

DezzyD

It's going to be quite expensive as the walls have been rendered.
I'm really frustrated as the property is watertight and there's no likelihood that they would ever go wrong.

G_M

See the guidance notes to the Act

47 What happens if a dispute arises?
Both owners need to agree on an ‘Agreed Surveyor’ to produce an ‘Award’. Alternatively, each owner can appoint a surveyor to draw up an award together. A third surveyor is selected in case the two appointed surveyors cannot agree. The surveyors appointed and selected must consider the interests and rights of both owners.

Chrisblue1962

DezzyD wrote: »

It's going to be quite expensive as the walls have been rendered.
I'm really frustrated as the property is watertight and there's no likelihood that they would ever go wrong.

Hmmm. I would have thought if your neighbour's Surveyor has been given ample notice to view proposed design, comment on latter, view works both in progress and when completed prior to finishes being applied but failed to voice an opinion until afterwards then I would have thought It woud be up to your neighbour to prove that both the design and the work was unsuitable.

Given that the Building Control Officer is satisfied then I would think that this would be very difficult.

martindow

Chrisblue1962 wrote: »

Hmmm. I would have thought if your neighbour's Surveyor has been given ample notice to view proposed design, comment on latter, view works both in progress and when completed prior to finishes being applied but failed to voice an opinion until afterwards then I would have thought It woud be up to your neighbour to prove that both the design and the work was unsuitable.

Given that the Building Control Officer is satisfied then I would think that this would be very difficult.

The problem is that the OP has to foot the bill for both surveyors and potentially for a third independent surveyor if they are needed. I would go with replacing the coping stones as has been suggested. A surveyor's hourly fees could soon tot up to a sizeable sum.