New build house- issues

achtzen18

A year back we happily moved to a newly built property by Bloor homes, which is under the 10 year warranty with LABC. Ever since we've moved, we've had issues with the house which we've raised with the builders. They resolve some and turn down some others. Anyway recently my 15 month old daughter poured some water in the upstairs bathroom. I quickly mopped it up but a few hours later noticed that the ceiling of our dinning room, which is just under the bathroom, was leaking. The paint/plaster on the ceiling swelled and cracked. The water also went into the electric fittings in the dining room. I was horrified and contacted the builders straight away but they never got back. I had to persistently chase them and about 2 months later, someone came to see what the problem was. They said that it is not a building defect and this was accidental damage, therefore should be covered by the owners. The water had drained down the holes in the floor (which I did not know existed). They were hidden behind the bathroom sink pedestal and were there to allow the pipes to run through. According to me it is the negligence of the builder since they should have filled the holes after the pipes were fitted or should have warned us in writing or by putting it on their 'Bloor Homes handbook' that provides tips and information on various aspects of the house.

The builders are refusing to repair the ceiling which has a large water stain and a crack all around the joint of the plasterboard above. What are my rights? Are they correct or is there a way that I can coax them into repairing the dining room ceiling and filling the hole in the bathroom?

I_have_spoken

I think you're on to a loser here and should claim off insurance. Unless the bathroom was described as a 'wet room' at the time of sale it would be unreasonable to assume that it was 100% water-tight

paint/plaster on the ceiling swelled and cracked. The water also went into the electric fittings in the dining room

That's a lot of water, was it wise to leave a small child unattended in the bathroom?

Lily-Rose_3

I_have_spoken wrote: »

I think you're on to a loser here and should claim off insurance. Unless the bathroom was described as a 'wet room' at the time of sale it would be unreasonable to assume that it was 100% water-tight


That's a lot of water, was it wise to leave a small child unattended in the bathroom?

I really do have to disagree with this. Even if the bathroom is not a wet-room, there is no way that the water should be coming through the ceiling to the ceiling downstairs, if water spills onto the bathroom floor! You shouldn't have to be afraid of spilling water onto the bathroom floor for fear of it leaking through the ceiling to the floor below. I have lived in about a dozen properties in my life, and I have never experienced this. No way is it right or normal.

What's more, if the OP tries to claim off the insurance, they will most likely say 'go the builder as the house is still under guarantee!'

I know at least SIX couples now who have bought a brand new house in the last 2 years, and have had nothing but problems. I wouldn't buy new for all the ice in the north pole.

Sorry OP, this doesn't help you!

Yes I would say the builders DEFINITELY need to address this. Do not take no for an answer!!! If they won't sort it, then get legal advice. They are reneging on their guarantee: they should be fixing ALL things that are not right with the house. How on EARTH can all the issues (including the ceiling) be 'accidental damage.' Don't let them get away with it.

phill99

Every house in the country will have holes in the bathroom (and kitchen) floors to allow access for pipework. Builders dont fill them. What you are asking for is a water tight bathroom. They only exist in wet rooms.

You will get nowhere with this. This is down to you (or your insurers). Its not a building defect. What it is is an example of 'its someone elses fault' culture.

rosie383

When one of my relatives did the same thing in our house we had to replace the whole ceiling. If enough water goes on the floor, it will cause damage. How can it be the fault of the builder?

Lily-Rose_3

rosie383 wrote: »

When one of my relatives did the same thing in our house we had to replace the whole ceiling. If enough water goes on the floor, it will cause damage. How can it be the fault of the builder?

The quality of the building work is clearly defective. All the child did was pour a bit of water on the bathroom floor, and it leaked through to the ceiling below. In a house that is only a year old?

We have had many properties that have had loads of water leak and be thrown onto the bathroom floor; our daughter used to chuck 3 or 4 litres of it over the side of the bath, many a time, and it NEVER came through to the ceiling below.

This is clearly poor workmanship. I would get legal advice, as the builder is leaving shoddy work behind in his wake, and pretending it's not his fault when things go wrong.

rosie383

3 or 4 litres over the side of the bath? Wow! The OP didn't say that it was only a little bit of water. I'd imagine that it was a substantial amount or possibly it was poured along the join where the bath meets the wall. That would do it.

fishpond

phill99 wrote: »

Every house in the country will have holes in the bathroom (and kitchen) floors to allow access for pipework. Builders dont fill them. What you are asking for is a water tight bathroom. They only exist in wet rooms.

You will get nowhere with this. This is down to you (or your insurers). Its not a building defect. What it is is an example of 'its someone elses fault' culture.

Agree entirely

How much a solicitor will cost and also the amount of time they could string it out to + a litigation solicitor at roughly £300/hour, pretty sure you will lose.
Either claim on your insurance or spend less than £500 getting a plasterer in.
Bit of a no brainer really but Your choice.

DTDfanBoy

Lily-Rose wrote: »

The quality of the building work is clearly defective. All the child did was pour a bit of water on the bathroom floor, and it leaked through to the ceiling below. In a house that is only a year old?

We have had many properties that have had loads of water leak and be thrown onto the bathroom floor; our daughter used to chuck 3 or 4 litres of it over the side of the bath, many a time, and it NEVER came through to the ceiling below.

This is clearly poor workmanship. I would get legal advice, as the builder is leaving shoddy work behind in his wake, and pretending it's not his fault when things go wrong.

What complete nonsense :T

Unless the bathroom is a designed as a wetroom the floor won't be completely watertight, pouring 3-4 liters on the average bathroom floor will result in it leaking into the void below.

phill99

Lily-Rose wrote: »

I really do have to disagree with this. Even if the bathroom is not a wet-room, there is no way that the water should be coming through the ceiling to the ceiling downstairs, if water spills onto the bathroom floor! You shouldn't have to be afraid of spilling water onto the bathroom floor for fear of it leaking through the ceiling to the floor below. I have lived in about a dozen properties in my life, and I have never experienced this. No way is it right or normal.

What's more, if the OP tries to claim off the insurance, they will most likely say 'go the builder as the house is still under guarantee!'

I know at least SIX couples now who have bought a brand new house in the last 2 years, and have had nothing but problems. I wouldn't buy new for all the ice in the north pole.

Sorry OP, this doesn't help you!

Yes I would say the builders DEFINITELY need to address this. Do not take no for an answer!!! If they won't sort it, then get legal advice. They are reneging on their guarantee: they should be fixing ALL things that are not right with the house. How on EARTH can all the issues (including the ceiling) be 'accidental damage.' Don't let them get away with it.

Having spent 25 years in the construction industry and the last 13 running my own building company, I have never heard such complete and utter rubbish.

You are obviously speaking through one of the holes in your body. The burning question is, Madam, "Which one?"

achtzen18

Thank you all for your responses. The water spill happened in the ensuite where there is no bath. We just have a shower room. My little one usually sits in her bumbo seat and holds the shower herself- there was no risk of drowning! I had nipped out for not more than 30 seconds - so I'd imagine it to be about 2-3 litres of water. Anyway, the lady in the sales office always referred to it as a wet room. I am guessing that they wouldn't have any paperwork to describe the bathroom as a wet room. However, since I knew that there is always a risk of spillage, I had asked for vinyl to be fitted in the bathroom, instead of carpet. Obviously I didn't know, nor was ever told by anyone that there is a hole at the back of the pedestal and water could seep down. That is the only reason why I thought that the builder should take responsibility in this instance and seal off the hole as well as replaster and paint the ceiling.