They said the gaps are my responsibility?

Marvel.

Hello MSE community,

I would like to ask for your help and advice please.

I have been living in my new flat for a short time and noticed that it is very hard heat and I could feel cold air. So I pulled up the carpet and found a large gap between the skirting boards and the floor boards. When I look around the whole flat, it's all over. Only in the lounge though I can I fit my finger in it, other areas are much more narrow.

Looks like the previous owner had used foam strips and sealant to resolve this, looks like many years ago, but the sealant had actually stayed stuck to the floor but had moved away from the wall. This must be some kind of slow movement that the surveyor did not pick-up on, therefor allowing cold air in. (I am in a 3rd / top floor flat).

I called the Housing Associating (Sovereign) and they said it is my responsibility because it is inside the property.

This last point is what I am looking for help with. The problem is clearly structural, but because the symptom is in my property not outside (bricks etc), it's my responsibility they said.

If I had a freehold property I would go straight to my building insurance. But because it's leasehold this leaves me a bit stuck as the building insurance is with Housing Association.

I called the Housing Association's insurance company and I have a another number to call later. But before I do that I wanted to check whether this is my financial responsibility?


(I tried to add a picture but the insert pic icon did not respond)

thank you

Lee

princeofpounds

I am a bit confused... it is quite normal for skirting boards not to touch the underlying floorboards. Because the top level surface covering (wood, vinyl, carpet etc.) needs to fit under the skirting, not next to it.

In particular, if you have wood surface flooring, or used to have it, then it tends to be thick and also needs expansion space to the side, so the gap under the skirting tends to be a bit larger in each direction.

But then these gaps only go as far as the wall - air should not be coming through from anywhere, except maybe the normal tiny gaps between underlying floorboards. Are you saying that you have gaps under all your walls or something?

G_M

Are you also sying the wall (plaster) behind the skirting boards does not meet the floor?

If I were the LL I would probably get the shirting boards re-fitted just so my property was well-built/well-maintained.If I had a good tenant I do it now. If I had a nuidance tenant I'd do it after they moved out.

But There's no obligation to do it at all.

Buy some filler for £5 and fill the gap if you plan to live there long term

CLAPTON

princeofpounds wrote: »

I am a bit confused... it is quite normal for skirting boards not to touch the underlying floorboards. Because the top level surface covering (wood, vinyl, carpet etc.) needs to fit under the skirting, not next to it.

In particular, if you have wood surface flooring, or used to have it, then it tends to be thick and also needs expansion space to the side, so the gap under the skirting tends to be a bit larger in each direction.

But then these gaps only go as far as the wall - air should not be coming through from anywhere, except maybe the normal tiny gaps between underlying floorboards. Are you saying that you have gaps under all your walls or something?

I have lived in numerous house/flats and I have never seen a carpet fit UNDER a shirting board

indeed many houses in the UK were built long before fitted carpets/vinyl or modern laminate flooring were invented.

Numerous houses I have lived in however, have a gap between the bottom of the shirting board and the floor boards that let in a massive draughts - probably due to a combination of bad workmanship , wood shrinkage and house movement.

filler etc solved the problem

Marvel.

As I am a new user I am not allowed to show you a picture ;-(.

princeofpounds,

I am not sure if this a normal size gap, if this was to allow the property to naturally move, breath and for carpets etc then I am ok with that. But lots of cold air is coming through these gaps also. I am not exactly sure what under my walls but whatever is down there, it's allowing loads of air through and not solid/sealed.

G_M,

The plaster behind the skirting does not meet the floor. I was actually thinking of lowing the skirting boards. But I did not want to cover up an underlying problem, perhaps for an insurance company.

This is my long term home and I was wondering doing something more permanent than foam and sealant?

thanks Clapton, I am not stressing so much now.

Thanks you for your mega fast replies.

Lee
PS: I have actually bought some new sealant and foam strips but I wanted to have this conversation first.

.. I am also getting a British Gas insulation guy to come over see what he can advise about insulating my flat.


... if I do go down the fixing it myself route, am I am the right track with all purpose silicone sealant from Wickes and foam strips as it's flexible. The floor boards look like sheets of ply slotted together rather that traditional floor boards.

CLAPTON

Marvel. wrote: »

As I am a new user I am not allowed to show you a picture ;-(.

princeofpounds,

I am not sure if this a normal size gap, if this was to allow the property to naturally move, breath and for carpets etc then I am ok with that. But lots of cold air is coming through these gaps also. I am not exactly sure what under my walls but whatever is down there, it's allowing loads of air through and not solid/sealed.

G_M,

The plaster behind the skirting does not meet the floor. I was actually thinking of lowing the skirting boards. But I did not want to cover up an underlying problem, perhaps for an insurance company.

This is my long term home and I was wondering doing something more permanent than foam and sealant?

thanks Clapton

Thanks you for your mega fast replies.

Lee
PS: I have actually bought some new sealant and foam strips but I wanted to have this conversation first.

if there is a structural problem (i.e. there is increasing movement ) then whilst that may be serious it would be down to you to 'prove' it .. long term monitoring.


again I would say plaster rarely comes down to the floor boards and usually stops at the shirting boards (after all that's what shirting boards are for- to make an attractive way of covering up the inevitable movement / gaps between the walls plaster and the floor

penguine

Marvel. wrote: »

Looks like the previous owner had used foam strips and sealant to resolve this, looks like many years ago, but the sealant had actually stayed stuck to the floor but had moved away from the wall. This must be some kind of slow movement that the surveyor did not pick-up on, therefor allowing cold air in. (I am in a 3rd / top floor flat).

I called the Housing Associating (Sovereign) and they said it is my responsibility because it is inside the property.

This last point is what I am looking for help with. The problem is clearly structural, but because the symptom is in my property not outside (bricks etc), it's my responsibility they said

I'm not sure this is a structural problem. It sounds to me like a previous owner did some draughtproofing and over time the sealant may have shrunk and pulled away from the wall.

See http://www.energysavingtrust.org.uk/domestic/content/draught-proofing-your-home

You can block cracks by squirting filler into the gaps. Floorboards and skirting boards often contract, expand or move slightly with everyday use, so you should use a filler that can tolerate movement – these are usually silicone-based. Look for the following:

Flexible fillers.
Decorator’s caulk.
Mastic-type products.

Fillers come in different colours, and for indoor and outdoor use. They block gaps permanently so be careful when you apply them – wipe off any excess with a damp cloth before it dries. Fillers may break down over time, but can easily be reapplied.

Check whether you also need to insulate between the skirting board and the floor.

jhs14

I'm confused. A gap between skirting and floorboards is pretty common, especially if laminate used to be down. If theres a gap around the whole room, how could it be structural, unless the whole floor is falling down? Sounds like normal shrinkage if anything.

And assuming you own the flat, how would fixing skirting boards not be your responsibility?

MisterB1959

when you seal it YOURSELF make sure the carpets are pulled back so as not to get any sealant etc on them ! expanding foam is very good for sealing draughts etc, but use sparingly and make sure the floor coverings are well away. the excess foam can be trimmed off with a craft knife after it has set solid (a couple of hours later)

princeofpounds

I have lived in numerous house/flats and I have never seen a carpet fit UNDER a shirting board

Some people believe the neatest installations do have the small excess of the carpet over the grippers tucked away like this rather than folded down against the board.

There's plenty of discussion about it on DIY forums. Unlike wood, which needs the expansion gap, you can do it either way.

arbrighton

There are some wopping gaps under our skirting boards as for whatever reason in our old house, the floors are far from level. So it's masking tape to make a neat edge and then caulk for us as silicone is bloody difficult to work with or remove if you need to redo it.

It is perfectly normal for plaster not to reach the floor- that's what the skirting is there to hide, since it is impossible to get a proper smooth finish down there.