Advice please! Subsidence caused by neighbour's extension?

SameOldRoundabout

I agree with the other posters, this needs urgent attention. Call BC and the insurers today before things get worse. That is some serious looking cracking, and I’d be deeply concerned for your tenants welfare and your liability for that. I do not think that is subsidence, so don’t mention that, but do really press home to BC the fact your rear wall is now some way from where it was. 

welshmoneylover

I wouldn’t be emailing BC I would be ringing them pretty darn quick.
that looks dangerous and the neighbours seem to have acted irresponsibly if the PWA wasn’t used.
keep us updated, good luck

m0bov

I'd make sure the tenant stays away from the rear of the property i.e. garden. Can you tape up or pop a sign on the rear door and take a photo? I'd also make sure they don't open any rear windows etc... As others have said, this is sudden major structural damage not subsidence. I suspect they will send round contractors to prop up the rear and would need access to next door. Have you spoken with next door? Do you have the name of their builder? Do let us know as this sort of thing can happen to anyone.

princeofpounds

Jeepers_Creepers said:

I wonder if they might also have widened an opening through into that extension, and fitted a lintel to the same standard as their roofing work...

That sounds like a very possible mechanism, been wondering how it might be related. Either that or impairing the foundations in some way. 

Agree don't mention subsidence specifically, just describe the symptoms. If Jeepers is right, it isn't subsidence.

starfluf

m0bov said:

Have you spoken to next door? If they did the work they are about to be hit with a massive bill. Also, are you covered if you need to provide accommodation for your tenant?

We've never got on well with them.  Part of me when they said about the extension just said yes as not to have the hassle.  I was going to message them but chickened out.  Would that be part of landlord insurance? 

starfluf

Email reply from BC this morning;

"Good Morning,

Thanks very much for your email and photos, I can confirm we have not received an Building Regulations application for this work, I have also copied in our Planning support team to see if this would have required their approval. We will now attempt to contact the owners and deal with this matter.

I would add that we would not have approved the construction of the extension on the boundary wall without addition foundation checks and possible works being done, so it does concern me that movement has occurred.

I feel that the best course of action in relation to the property damage would be for you to consult a party wall surveyor , they will be able to advise on how to deal with the impact of the neighbour actions: 

m0bov

You need to speak with your insurance, hopefully you have buildings insurance. They really need to send someone out, the party wall is a separate issue. Have you spoken to BC? Can they not come out as the building is dangerous? Do you have home emergency cover?

Jeepers_Creepers

starfluf said:

Email reply from BC this morning;

"Good Morning,

Thanks very much for your email and photos, I can confirm we have not received an Building Regulations application for this work, I have also copied in our Planning support team to see if this would have required their approval. We will now attempt to contact the owners and deal with this matter.

I would add that we would not have approved the construction of the extension on the boundary wall without addition foundation checks and possible works being done, so it does concern me that movement has occurred.

I feel that the best course of action in relation to the property damage would be for you to consult a party wall surveyor , they will be able to advise on how to deal with the impact of the neighbour actions: 

Well, that's something at least...

A Party Wall Surveyor should be paid for by the neighb - so that's good :-)

Landlord's insurance, afaIk, covers 'buildings' and fixed fittings? So that should be covered. Leg Prot is usually optional, but I hope you have this? If so, go straight to this step - they should advise and arrange for everything else, surveyors, the lot. This seems like a classic case where LegProt is the best move you've every made.

starfluf

Jeepers_Creepers said:

Well, that's something at least...

A Party Wall Surveyor should be paid for by the neighb - so that's good :-)

Landlord's insurance, afaIk, covers 'buildings' and fixed fittings? So that should be covered. Leg Prot is usually optional, but I hope you have this? If so, go straight to this step - they should advise and arrange for everything else, surveyors, the lot. This seems like a classic case where LegProt is the best move you've every made.

How would we get the neighbour to pay for PWS?  We're checking out insurance right now so fingers crossed for cover.  I'm assuming we would say to insurers that we've been in touch with Building Control and they've ratified our concerns? 

starfluf

We have Legal Protection up to £5 million.  (•sigh of relief).