New build advice

Simba-ali34

Hello,

I've been in my new build property for about 7 months. If I'm being honest I haven't had many snagging problems. My main concern are the floors and creaking/movement etc.

I have noticed that the floors have bounce in them (furniture wobble etc) Ive also noticed partition stud walls have slight squeaky noises when walking near them which at first I thought was the floorboards

There are a few creaking areas in the middle of the rooms with creaks and cracking sounds which are all located in a spot with a wall underneath. I am convinced now all these sounds are coming from the deflection in the joist causing the base plates of the stud walls to move of the nails and flex the plasterboard (the cracking sound)

The builder has come out and tried to rectify a few of them which lasted a week before returning. I'm going to get them back out.

My main question is whether this is a acceptable standard from a new build property? Do they generally use smaller/cheaper joist and materials these days? The builder seems to think there isn't much of a problem but before I start arguing or getting surveyors out I wonder if anyone has any experience or works in the Industry and is this common?

They are not unbearable creaks and squeaks just annoying really and worrying from such a new property.

Regards

Furts

This is really a re-run, or extension, of your thread of a week or so back. The advice given will still be the same! To re-iterate, typically you have to put this in writing within two years to the builders head office. Check your warranty to establish precise procedures.

Again to re-iterate, the builder will try to fob you off, and try to convince you there is nothing significant in your concerns.

The reality is this concerns you, you have a warranty, and you should be getting the work put right. There are two certainties if you do not do so. First the squeaks will not cure magically. Indeed the opposite is plausible. Here as your home drys, settles, and shrinks matters are likely to get worse. Second, if you wish to sell your home and potential purchasers do not like your squeaky floors then you have a real financial problem.

But there is a genuine concern on my part. The fact that there is a wall underneath says something is probably wrong with the build. For example, this wall is receiving load when it should not, or the joists should bear onto it but do not.

Modern volume house building does not have good standards. Your squeaky floor issues are a bane of the new home industry - always have been and probably, always will be. Cost cutting, poor materials and unskilled labour coupled with zero supervision and inspection are all part of the picture here.

It needs to be put right, I would not be happy in your situation, and I would be complaining. However I know this may be a costly and time consuming job.

Simba-ali34

Thank you for your reply.

Sorry for the repost, I was trying to make a more in depth picture of the situation.

The concern you have the with the wall underneath, the builder basically said it was a nail from the top plate of the stud wall underneath the main bedroom room rubbing with the joist when pressure was applied on the floor above. They did something to it which lasted a week. It's come back but not as bad.

I will phone the builder and discuss my options

Regards

Furts

Simba-ali34 wrote: »

Thank you for your reply.

Sorry for the repost, I was trying to make a more in depth picture of the situation.

The concern you have the with the wall underneath, the builder basically said it was a nail from the top plate of the stud wall underneath the main bedroom room rubbing with the joist when pressure was applied on the floor above. They did something to it which lasted a week. It's come back but not as bad.

I will phone the builder and discuss my options

Regards

Bear in mind, typically, any telephone calls would be a breach of your warranty terms. Matters have to be in writing - there has to be an audit trail. If not you could find the builder denying responsibility after a while.

For what it is worth the explanation of a nail sounds like nonsense to me. Also bear in mind that you need to be there when investigations and repairs are undertaken. Everything should be clearly explained to you. You have a right to ask, a right to an explanation and a right to check things are done properly. Remember it is your home, your warranty and your financial investment. You are in full control with huge leverage - you were not prior to purchase but you are now.

The builder has done defective work so make them squirm under your control and management. If you fail at this then expect the builders to fob you off. But it sounds like this is already happening - the builders have come back, done a bit of superficial bodging, peddled you some BS and the problem is still there. You have to man, or woman, up to what is going on!

Simba-ali34

It might be worth pointing out that the property is shared ownership, I have reported problems via email who they then pass onto the builder.

The builder then phoned me to discuss the problems.I have email proof of the initial problem but not the follow up.

So would I email my housing association back again or phone the builder? (reason I do this is its alot quicker than waiting for a response going through the housing association)

Regards

Furts

Simba-ali34 wrote: »

So would I email my housing association back again or phone the builder? (reason I do this is its alot quicker than waiting for a response going through the housing association)

Regards

I do not know how your warranty is effected - which is why I said check out your individual policy details. But in principle the housing association will have far more clout and leverage than you. You need to enter dialogue with them on protocol - how should matters be pursued and recorded? A likely outcome would be either 1) all matters get channelled through them, or 2) you deal with matters but copy them in on all emails

Furts

If you use charm and persuasion you may get the housing association to be present when investigations and repairs are undertaken. If so, and you make it clear they are on notice, and thus implicated in matters, you should find the builder squirming because of this. The builder will not want to viewed as a cowboy idiot by the housing association because this could jeopardise future work orders.