Just bought house with a low arch that hid an unsecured lintel do I have any recourse

Doozergirl

I disagree with the others - to a certain extent.

If this archway has been completely missed in a full structural survey, I think it is unacceptable. If you aren't looking for unsupported structural walls, then what are you looking for?

I would not necessarily have expected the surveyor to point out that it was the hazard that it turned out to be, but I would expect them to point out the arch and suggest that the buyer check for necessary consents. I think what did happen is that it is so poorly built that when the surveyor knocked on it, he got the sound of plasterboard and. assumed it was a decorative arch, not a removed wall. Is there a wall directly above? If there is, then I think it should have been flagged anyway.

What is the situation with the other archway? I do feel that with two in place that at least one was going to be structural.

However, this is a bit chicken and egg - you jnew it had no consents somasked him to look it over for that purpose, but if he had mentioned the need for consents, you still would have purchased the house without them as you already knew the extension had none.

Without consents, this always needed to be removed to actually know if there was a problem.

So my opinion? Clear as mud. I think it should have been flagged as needing consent but also know that it wouldn't have actually made a difference to your decision.

Do you have Building Control Approval for the remedial work now??

martindow

I suppose the good news is that although it lacked a lintel it does seem to have held the house up. It is possible that the arch itself was a structural element, in effect taking the place of a lintel?

Disregard this - just looked at the photos

agrinnall

As it's been standing without issue for the last 15 years what makes you think it's suddenly going to become a problem just because you are now the owner?

Doozergirl

agrinnall wrote: »

As it's been standing without issue for the last 15 years what makes you think it's suddenly going to become a problem just because you are now the owner?

Four of us on the DIY board had to convince the OP that it was a terrible risk. What was there is as bad an example of building work as I've ever seen. It was utterly negligent. What needed supporting doesn't even overhang the cantelevered blocks. It has zero integrity.

I genuinely think it was so bad that the surveyor wouldn't have thought it was possible for it to be standing if it was structurally important. That is why it was missed.

silvercar

Doozergirl wrote: »

Four of us on the DIY board had to convince the OP that it was a terrible risk. What was there is as bad an example of building work as I've ever seen. It was utterly negligent. What needed supporting doesn't even overhang the cantelevered blocks. It has zero integrity.

I genuinely think it was so bad that the surveyor wouldn't have thought it was possible for it to be standing if it was structurally important. That is why it was missed.

Interesting (and worrying). Why has it stood for 15 years with little sign of movement if there is zero integrity?

Stuart788

In my defence I was fully aware it was structurally unstable and had enough wits about me not to knock down the blocks on either side. What I was a bit slower at realising was the importance of speed in fixing the issue when I wanted to get a few quotes and didn't think it was in any immediate risk of collapse since it'd stood for 15 years.

The kitchen arch was not an as issue as it's not load bearing; only the external walls of my house are load bearing which I think it normal for post 70's houses?

I won't be pursing the vendor or surveyor for this and I count myself lucky it cost only £1500.

However:

I strongly suspect the vendor was aware of the issue as he is a mechanical engineer and had the work done without the necessary approvals.

I had opted for a structural survey specially for the extension (I was also at the time concerned about the roof of the extension which turns out to be fine) and I am disappointed he didn't have more to say about the arch which I with my limited experience knew was suspicious. Even for a decorative piece to have the curve starting from the wall at less than 5ft in height is excessive and probably not on purpose.

I am just going to try and remind myself that this should hopefully be the end of the nasty surprises and do think that after some paint and bit of work I'll have improved the aesthetics at the back of the house with those old fashioned arches removed.

http://imgur.com/a/EFnE8 (How it currently looks)

Doozergirl

Did you consult a structural engineer and do you have Building Control Approval for the new work?

Stuart788

Doozergirl wrote: »

Did you consult a structural engineer and do you have Building Control Approval for the new work?

Yes of course

Doozergirl

Stuart788 wrote: »

Yes of course

Great.

I agree with you. I would only say that if someone tells you with some pride that they have no building regs but things are done properly that there is absolutely no evidence of that. A proper builder would never carry out work without having it signed off.

The key motivation behind not having sign off is to save money. The money saved isn't money that the builder would earn and so that is what makes it convenient for them to cut. And if the customer is naive enough to not to be concerned with regs then more fool them when the less than surprising result is that corners are cut.

I've worked on plenty of houses where vendors have proudly talked about their renovations and the work is shoddy. I think that the vendors are genuinely oblivious.

SuzieSue

Doozergirl wrote: »

Great.


I've worked on plenty of houses where vendors have proudly talked about their renovations and the work is shoddy. I think that the vendors are genuinely oblivious.

That is why I would never buy a property which has been extended by someone else. Most people won't care about the quality of the work as long as it looks ok on the surface especially if they know they will eventually sell it.