Neighbours extension caused cosmetic damage – where do i stand?

shoe_dog

born_again said:

Given that they must be going to render that wall (could be fun behind that fence) 👀 

We discussed the fence at the outset, the horizontal slats can be removed fairly easily allowing access for the rendering. Spoke to a number of renderers about this issue and they all agreed the fence isn't an issue. 

shoe_dog

born_again said:

But what is that cut out halfway up? & their blocks look to be butting up to your render?

So when i had my kitchen done, the person who rendered it for some reason rendered past the boundary line (blue line in the photo). When my neighbour came to extend his kitchen, his block work therefore butted up to the render. 

In addition, my neighbours original rear wall had a facia board that also cut across the boundary line (circled red in photo). When this was removed it left the gap you now see.

shoe_dog

twopenny said:

I agree with stuart - the first thing I saw in the photo was a downpipe just discharging onto a piece of gutter.
This is going to cause a huge amount of water to hit and splash onto the neighbouring property in this case. I'm thinking it was to prevent a proper join fron the down pipe to a drain.
Not possible because the block is ght on the boundary.

I wonder whos idea this was?
Designed by the owner or first set of builders? 
Looks like a cheap and rubbish job - the person who thought of it or approved it is responsible and a solution needs to be found. The wall comes down and is built to allow the drainage or you take his drain and if on a meter, pay for it.

See my earlier comment re: drainage amendments

shoe_dog

xzibit said:

I’d be more worried about whether that block work is stable. The mortar is laughable and I’d be worried whether it’s tied in to the other wall? Not seeing the whole context makes it more difficult to comment, but you’d assume starter profiles on the wall the blockwork  runs into. And possibly a vertical dpc cut in if your wall runs past his new perpendicular wall. 

God that’s a mess. I’d be furious. 

I've just taken a photo of the block work meeting my render as close up as i can. Is there any real way of telling if it's been properly tied or not?

What are the realistic implications for me if it hasn't?

shoe_dog

macman said:

This should be dealt with by the Party Wall surveyor you appointed before the work started. You were served with a PWN, weren't you? And Building Control signed off the footings?
That blockwork is some of the worst I've ever seen. Reminds me of Yosser's efforts in 'Boys From The Blackstuff'.
Is he intending to render the wall before the winter?

Yes i was given a PWN with a full set of drawings that i approved. We didn't appoint a PWS as at the time felt it wasn't necessary (a PWS wasn't appointed when i did my extension and no issues with the neighbours arose).

I'm not sure what value appointing a PWS (at a further cost to my neighbour) at this stage could add to the situation? Given he's legally obliged to make good any damage my property sustains i feel a PWS could be money for nothing really.

My neighbour has shared with me all building control certificates to date as i asked him to do so due to my own concerns. Everything thus far seems to have been approved. 

stuart45

It hasn't been toothed in, or wall starters haven't been used, but it's possible they used Tiger ties. If it's  not tied the extension might settle away from the main flank and a crack or gap form at the join. 
It's more of an issue for them than you. 
I guess they built the blockwork from their side.

Bendy_House

shoe_dog said:

macman said:

This should be dealt with by the Party Wall surveyor you appointed before the work started. You were served with a PWN, weren't you? And Building Control signed off the footings?
That blockwork is some of the worst I've ever seen. Reminds me of Yosser's efforts in 'Boys From The Blackstuff'.
Is he intending to render the wall before the winter?

Yes i was given a PWN with a full set of drawings that i approved. We didn't appoint a PWS as at the time felt it wasn't necessary (a PWS wasn't appointed when i did my extension and no issues with the neighbours arose).

I'm not sure what value appointing a PWS (at a further cost to my neighbour) at this stage could add to the situation? Given he's legally obliged to make good any damage my property sustains i feel a PWS could be money for nothing really.

My neighbour has shared with me all building control certificates to date as i asked him to do so due to my own concerns. Everything thus far seems to have been approved. 

I understand that is the case.

Was it S62 or Doozer on here who explained that the value of a PWA surveyor is often overstated, as you are protected from damage in any event. However, if you anticipate an awkward situation/cowboy builders/chancer of a neighbour, then a surveyor should make it easier to sort issues more quickly, rather than you having to do so.

I think I agree with you on this - provided BCO are checking on the work regularly, then there's little to be gained (apart from annoying the neighbour...) in trying to get a surveyor now. What a shame your neighb's such an arris - isn't this the one where they initially built the guttering over your boundary instead of making the planned gulley? If so, well done for getting them to amend that. :-)

I'm not a builder. I hope Stuart can comment further on the way the wall has been attached. Is it twin-skinned? If so, I wonder if the internal skin it 'tied' instead?! I hope the render they use is fully waterproof - wouldn't themalite blocks just soak up any penetrating moisture, and then risk keeping the contact strip with your wall permanently damp? I'm not trying to scare you, as I just don't know.

But there must be an 'established' way of joining these walls, and hopefully a quick call to the BCO should ascertain whether it's been done correctly.

ShowDog, your neighbour has NOT been considerate to you - they have only looked out for themselves. You owe them NOTHING. So, send photos to K-Rend and ask their opinion on the stains - will it fade, or remain? And what will it take to get it back to EXACTLY the way it was before? That is what your neighbour owes you.

Keep reminding yourself - this is ENTIRELY of THEIR doing.

shoe_dog

Bendy_House said:

What a shame your neighb's such an arris - isn't this the one where they initially built the guttering over your boundary instead of making the planned gulley? If so, well done for getting them to amend that. :-)

Yes that's correct, and i told them if the original drawings weren't followed and the guttering system amended we'd have to appoint a PWS at his cost, he amended without issue

Bendy_House said:

I hope the render they use is fully waterproof - wouldn't themalite blocks just soak up any penetrating moisture, and then risk keeping the contact strip with your wall permanently damp?

Yes, i believe he's using a waterproof silicate render for his extension.

Bendy_House said:

So, send photos to K-Rend and ask their opinion on the stains - will it fade, or remain? And what will it take to get it back to EXACTLY the way it was before? That is what your neighbour owes you.

Keep reminding yourself - this is ENTIRELY of THEIR doing.

I've spoken to K Rend's technical team multiple times and as recent as yesterday. I've had a contractor from their list of approved applicators visit. All agree that the rendering needs re-doing to remove the staining.

I contacted a specialist K Rend cleaning company yesterday and they said if the stain hasn't dried and cleared in the last 12 weeks since it happened then cleaning unfortunately won't remove it either. 

xzibit

shoe_dog said:

macman said:

This should be dealt with by the Party Wall surveyor you appointed before the work started. You were served with a PWN, weren't you? And Building Control signed off the footings?
That blockwork is some of the worst I've ever seen. Reminds me of Yosser's efforts in 'Boys From The Blackstuff'.
Is he intending to render the wall before the winter?

Yes i was given a PWN with a full set of drawings that i approved.

Well hopefully the drawings state how the new wall will be tied in to the existing and how they plan on stopping damp tracking across and a thermal bridge into their new extension? If they were any good, that is. 

shoe_dog

Thanks for the advice so far, i've responded to comments as best as i can. I think my only option is to have the affected wall on my kitchen re-rendered at the expense of my neighbour / neighbours builders.

My main concern now is timing. Finding a K Rend specialist to carry out the work is proving difficult and given the time of year it might not be until next spring that i can find someone and get the work done. 

Do i need to act on this within a certain timeframe legally (again the damage took place about 12 weeks ago)?

What can i do to protect myself and ensure this will still be paid for in the event the remedial work can't be carried out for 6 months or so?