Loft conversion- damage to the property due to heavy rain

DanDare999

SoJacob said:

DanDare999 said:

 

So you husband asked him about getting it watertight?

We have been telling this since we saw the damage, and off course reassurance throughout till the BCO visit. I have even told him today. He said once tiles are on next week, we should be fine. currently it is not bad as before.  

Are the tiles on site yet?

What work has actually been done this week? Other than plastering the bedroom. 

SoJacob

<div><a rel="nofollow">Bendy_House</a> said:</div><div>I couldn't agree more.&nbsp;The BUILDER should be 100% focussed on getting this house watertight.&nbsp;<br>Do you actually think that SoJ is somehow preventing this builder from doing this?<br>It sounds to me as tho' this builder is instead focussed on getting more money out of their customer.<br>Seriously - who has f'd up here?!</div>

Bendy_House, I agree. Whatever the material was on the ceiling, the ceiling got damaged because of holding water above the ceiling. 

SoJacob

Tucosalamanca said:

Have you got a quotation as I've seen both estimate and quotation mentioned, they're quite different things?

Sorry, it is an estimate. 

As this is a large project, I'm guessing that staged payments were agreed in advance, with monies due as stages are completed.<br>Is the builder on schedule, are works/payments generally proceeding as planned? What does your paperwork say?

Yes, we are doing stage payments and we have done the majority. The estimate briefly talk about what he will be doing and the price. We do have emails he send over to us regards to plans, drawings etc. 

Is the builder now making the building watertight or arranging a tin-hat scaffold?

He said it will completely watertight next week. I don't think he is arranging it. 

How many tradesmen are working each day? Carpenters, roofers and so on. Are materials on site / due for delivery?

Currently 2 labours. 
 

Section62

SoJacob said:

Tucosalamanca said:

Have you got a quotation as I've seen both estimate and quotation mentioned, they're quite different things?

Sorry, it is an estimate.

In which case ignore all the advice about making the builder complete the work for the amount he said it would cost.

Instead go with the advice about making the building shell weathertight, as soon as possible, and then work out what parts of the project you can now afford to complete within your budget.

SoJacob

Thank you @Section62 and @DanDare999 . 

WE spoke to the builder and the LP today. The LP advised even this was an estimate the amount of increment should be reasonable. For example in our case builder agreed to fix the damages until the BCO visited and lied to us saying the BCO advised to remove the ceilings as this is a regulatory need. When I spoke to the builder today I informed him what was actually advised by the BCO and this was confirmed with the BCO. Our builder then told us about the fire break needs. I again spoke to the BCO and he confirms that it was not something advised and BCO don't have to look into an exciting ceiling. Also informed the changes in the regulation was made in June. BCO's words 'Several area’s of the B.Regs changed on June 15th 2022. As your Building Control application was received in October, the new regulations will apply. The main one that affects your project is the insulation. The U values of walls, roof and ceilings has been altered. For example wall insulation to external walls (Your timber walls to your new loft/ dormer) has changed from 0.28W/m2K to  0.18W/m2K. This is adding approximately 30-40mm of the PIR board type insulation to what was required before the changes. Insulation board is quite expensive. There are several manufacturers- Celotex, Kingspan, Xtratherm etc.'

According to my LP in regards to the damage - The builder is reliable, if the roof was protected the damage wouldn't happened

In regard to the estimate given to us in September- Regs changed in June 22, estimate was given in September and another estimate with addition in October. We are now in November, why there was so much of delay for the builder to tell us he cannot do the job for the price he originally given to us. When I spoke to our builder today it is an additional 6k 'estimate' for the loft conversion because of the new regs. Our LP is confident about the chances of winning at the court. But this is something we wish not to move forward with. Worse scenario- we are not gaining anything after giving people hard time even if they are not fair to us. I wish to have a happy ending for both of us. 

The BCO agreed to look into the possible additional cost to do the loft conversion with the current regs. While I am waiting for his response, I really appreciate your experts- , how much additional % may it cost including materials and labour to make the converted loft insulated as per the current regs than the old reg? 

SoJacob

DanDare999 said:

Are the tiles on site yet?

What work has actually been done this week? Other than plastering the bedroom. 

Yes, They have put the roofing membrane but it has some small holes which have reported to them. 

Could you please respond to my PM?

Doozergirl

How much extra it costs depends on the depths of the existing and new rafters, primarily.

Then it depends on what the original plan was for insulating and how that changes.  Whether they were initially adding to the rafters and then whether they were using insulated plasterboard.  If one of those jobs needs adding then it would cost considerably more than just buying thicker insulation.  

We don't have a clue what your loft even looks like to start having a clue.  

Presumably BC is under 'notice' and not 'full plans' if this is only coming out at a late stage?   Are there drawings, is my question? 

Section62

SoJacob said:

Our LP is confident about the chances of winning at the court.

Did the LP advisor offer to put you up for Christmas and New Year as well? That's what it could come down to.

On the basis of what you've told us so far I don't understand their confidence.  Even when everything is clear and written down there is no guarantee a court will agree with you. The story so far has had several twists and turns, unless there's something else you told the LP person I don't see how they could be confident about anything.

Essentially you have a choice here - you can focus on getting your property weathertight and habitable before you run out of money, or you can pursue a course of action in the hope you may eventually be able to make the builder pay for mistakes made by all parties.

Based on my experience, I'd recommend the former.  And only devote energy to the latter once you have got past the crisis.

SoJacob

I agree with you @Section62. My priority is offcourse no further damage to our property. When he started our work he had some personal incidents which costed him quiet much.  He need money fix the problem/s. But they nothing to do with us and we want to ensure that we are not used to fix his personal issues. As I mentioned you before he agreed to pay the damages but now he is asking for money to replace all ceilings, blaming the material, lied over the BCO advise, now asking for an additional 6k because he didn’t know about the new building regs updated in June.I am only trying to educate myself about my legal rights and we will have to ensure not to be fooled. 

when I spoke to the builder he agreed to meet us at our residence definitely today (he has been saying this for the last few days) but didn’t turn up (again). we phoned him and his wife partner answered the call told me he is unwell so as his colleague. She said he should be back tomorrow (I hope). 

My husband got a feeling he is preparing his defence as I mentioned about the BCO’s advise and I have got it in email. Also I mentioned about the ceiling material, I asked him if he didn’t notice the chipboard when he worked on the ceiling for lights and fans. He said he didn’t notice this. Just now my husband reminded our builder removed a ceiling as part of doing an open plan prior to the work on the roof. So I am not convinced as he says ‘I didn’t notice the chipboard, if I did I would advice to change at the time’ 

SoJacob

Doozergirl said:

 

Presumably BC is under 'notice' and not 'full plans' if this is only coming out at a late stage?   Are there drawings, is my question? 

Yes, should I share it here or can I PM YOU?