Mould + Mites New build

Jose1990

Me and my BF moved into our New build 12 days ago. The house has taken 7 months to build and when the builders have been on/off site it has been sat without much ventilation (not trickle vents on windows - think this is what they're called). 8 days after moving into our new build my BF rung me to say there was a wet patch on the ceiling in the hall. When I got back we both looked in the loft and saw condensation covering the insulation on the floor, some of the beams had black patches and the lining (or felt I'm not sure) which was attached to the roof tiles was covered in droplets. I understand that some condensation is expected but the insulation was covered in droplets! The builders came back to look and have said leave it a week and if no improvement they'll install vents (tile vents? Can't remember what they're called). Then Monday (10 days after we move in) I notice a small patch of mold on the window corner, accompanied by little white/pinkish mites. I checked the other windows/around skirting boards, nearly all windows in the living room had the same problem + the kitchen door frame + some skirting boards. I took photo's/videos and cleaned. Tuesday I checked, a few mites had come back. I cleaned up and thought they must have just been stragglers. I then checked again today (12th day) and they were there again accompanied by a tiny patch of mold. I cleaned up again and have contacted the builder who is coming to take a look later today. I have now though also noticed this upstairs has some mold and a couple mites (it didn't before). I am a bit concerned as I didn't think this would be something I'd overly need to worry about in a new build, I knew of condensation and ventilating but not that it's meant to be this bad? I've got the heating on constant 18 degrees as I've been told maintaining the temp makes the process of 'drying out' better. I've also had nearly all windows open this morning though had to shut briefly as I was cold with a jumper + blanket on me. We've been taken for a ride with this whole house when going through the buying process, can anyone give me any advice on what I can do /say to the builder about the mold (especially the mites, huge phobia of mine!), also is it worth getting a snagging inspector in since we've had these problems already 12 days into the new build? (there are other various little snagging issues that need doing too)

Thank you, sorry it's a long post! I don't know who else to ask!

thearchitect

First things first:  don't panic.

Ventilation of habitable apartments, either by way of window vents or (for example) a whole house ventilation system - i.e. connecting ducts with a central extract or heat recover system - is a requirement of the Building Regulations.  Are you sure you're not simply missing that?

Next, your attic should have eaves-level ventilation in order to minimise the risk of condensation on the underside of the sarking felt (which is what you are probably seeing between the trusses/below the tiles).  Usually you can see the vents on the soffit of the eaves externally.  Are they in?  If not then you might have a breathable underlay such as Roofshield instead, so do not panic unduly.

I've never seen mites in new-build.  A quick Google suggests such things do exist.  Are you absoultely sure they're there in quantity?

Finally, what's a snagging inspector?  Never heard of one.  Do you mean a building surveyor (or architect, I suppose)?  Seems overkill unless the developer refuses to play ball.

[Deleted User]

Its probably always a good idea to have a professional snagging report done on a new build because they will spot things that you wouldn't (no offence) and you can then get them remedied with an official report.  

Unfortunately having the builders come round isn't always a route to honest assessments.  I hope you are able to resolve the situation.

thearchitect

I've had interesting cases involving defective Spanish slate (excessive iron pyrites weathering out), failure to install timber kit cavity vents, and bridging of dpcs by hard landscaping.  These are doubtless a small minority of cases but it's still a real shock to building owners.  I think the question is whether that risk merits spending perhaps £500-800 plus VAT on a building surveyor or architect?  I think I'd tell someone to see whether problems were minor cosmetic snagging or something more substantive such as (say) dampness or that iffy looking brickwork on another thread at the moment.

Jose1990

thearchitect said:

First things first:  don't panic.

Ventilation of habitable apartments, either by way of window vents or (for example) a whole house ventilation system - i.e. connecting ducts with a central extract or heat recover system - is a requirement of the Building Regulations.  Are you sure you're not simply missing that?

Next, your attic should have eaves-level ventilation in order to minimise the risk of condensation on the underside of the sarking felt (which is what you are probably seeing between the trusses/below the tiles).  Usually you can see the vents on the soffit of the eaves externally.  Are they in?  If not then you might have a breathable underlay such as Roofshield instead, so do not panic unduly.

I've never seen mites in new-build.  A quick Google suggests such things do exist.  Are you absoultely sure they're there in quantity?

Finally, what's a snagging inspector?  Never heard of one.  Do you mean a building surveyor (or architect, I suppose)?  Seems overkill unless the developer refuses to play ball.

Hello , thank you for your reply! The builder came round today and said he'll put some trickle vents in the windows that don't open, however all windows have no vents, were have to open them slightly and lock them (on a breezer) 
The mites are little tiny white insects, they're the main thing that's making me upset. I am debating whether to ask if they would pay to get a dehumidifier in as they've already said that the property is holding more water than normal due to not leaving enough time to dry out. Do you think they would? Is it worth asking?
We probably won't have a survey done just due to costing.
I'm also not sure about the loft. Just hope he will put the vents in Friday.

[Deleted User]

You can get a dehumidifier for £100.  Its not a significant amount.

ComicGeek

Jose1990 said:

thearchitect said:

First things first:  don't panic.

Ventilation of habitable apartments, either by way of window vents or (for example) a whole house ventilation system - i.e. connecting ducts with a central extract or heat recover system - is a requirement of the Building Regulations.  Are you sure you're not simply missing that?

Next, your attic should have eaves-level ventilation in order to minimise the risk of condensation on the underside of the sarking felt (which is what you are probably seeing between the trusses/below the tiles).  Usually you can see the vents on the soffit of the eaves externally.  Are they in?  If not then you might have a breathable underlay such as Roofshield instead, so do not panic unduly.

I've never seen mites in new-build.  A quick Google suggests such things do exist.  Are you absoultely sure they're there in quantity?

Finally, what's a snagging inspector?  Never heard of one.  Do you mean a building surveyor (or architect, I suppose)?  Seems overkill unless the developer refuses to play ball.

Hello , thank you for your reply! The builder came round today and said he'll put some trickle vents in the windows that don't open, however all windows have no vents, were have to open them slightly and lock them (on a breezer) 
The mites are little tiny white insects, they're the main thing that's making me upset. I am debating whether to ask if they would pay to get a dehumidifier in as they've already said that the property is holding more water than normal due to not leaving enough time to dry out. Do you think they would? Is it worth asking?
We probably won't have a survey done just due to costing.
I'm also not sure about the loft. Just hope he will put the vents in Friday.

Hang on a minute - you said that it was a new build, so is required to have either trickle vents or a whole house mechanical ventilation system (fresh air into bedrooms/living room, and extract from kitchen/bathrooms). If it's the former and they've forgotten to put trickle vents in, then what other things have been missed, like have they stuffed loft insulation right into the eaves and blocked any vents? If it's the latter the last thing you want with a mechanical ventilation system is to cut trickle vents in the windows! 

Sounds like you've got 3 separate issues:
1) Drying out the house after construction, as there's a lot of moisture in the building. NHBC suggest 9-12 months for this now.
2) Loft ventilation - condensation in the loft could just be from the drying out process and moisture finding an easy route up into the loft. But also could be a sign of poor ventilation in the loft so needs careful monitoring.
3) What ventilation system do you actually have? Are there extract fans in just the kitchen and bathroom, or do you have round grilles in the ceiling in every room?

You need to get proper answers before letting the builder bodge it! 

thearchitect

ComicGeek said:

Hang on a minute - you said that it was a new build, so is required to have either trickle vents or a whole house mechanical ventilation system (fresh air into bedrooms/living room, and extract from kitchen/bathrooms). If it's the former and they've forgotten to put trickle vents in, then what other things have been missed, like have they stuffed loft insulation right into the eaves and blocked any vents? If it's the latter the last thing you want with a mechanical ventilation system is to cut trickle vents in the windows! 

ComicGeek is entirely correct, hence my own earlier query.

Has the local authority BCO issued the Completion/Habitation Certificate?