Issues buying new build

Postik

hildasmuriel said:

Don't the builders normally withdraw from the whole thing once they have finished the build? Then it's run by a management company on behalf of the owners.

On smaller developments (i.e. 4-5 houses) you often become a director of the management company, and then the 4 or 5 of you would appoint an agent to cut the grass, etc (or choose to do it yourself).

On an estate with 250 houses it would not be practical to have 250 directors all attempting to make decisions, so it goes to a management company and you effectively have no say in anything.

stevoh

To be honest I don’t mind paying a service charge so long as:

- I get a fair service for it, which I think I do
- I know what that charge is now and moving forward (I don’t think I’ll have clarity on the later)
-This doesn’t is anyway diminish any rights I have around ownership of my house and garden and they don’t have the ability to repossess my property if I don’t/ can’t pay a hugely inflated future service cost (theoretically)

Postik

stevoh said:

To be honest I don’t mind paying a service charge so long as:

- I get a fair service for it, which I think I do
- I know what that charge is now and moving forward (I don’t think I’ll have clarity on the later)
-This doesn’t is anyway diminish any rights I have around ownership of my house and garden and they don’t have the ability to repossess my property if I don’t/ can’t pay a hugely inflated future service cost (theoretically)

You do need to get a "management pack" from the management company when you come to sell.  Without this I don't think you are able to sell.  Which is another bug bear of mine.

stevoh

Postik said:

hildasmuriel said:

Don't the builders normally withdraw from the whole thing once they have finished the build? Then it's run by a management company on behalf of the owners.

On smaller developments (i.e. 4-5 houses) you often become a director of the management company, and then the 4 or 5 of you would appoint an agent to cut the grass, etc (or choose to do it yourself).

On an estate with 250 houses it would not be practical to have 250 directors all attempting to make decisions, so it goes to a management company and you effectively have no say in anything.

Yes I have the former in place for a flat I own in London.

the problem with the latter is that they can make a profit/ choose their own tradesmen etc. you don’t have much say over that 

chanz4

I notice on these land that the developer even with freehold keeps the land of the estate so makes ongoing cash, when you come to sell management pack on a freehold is £140 for the pack and then £120 to transfer the covernant rip off

[Deleted User]

It's a money making scam that takes advantage of people who have no choice. The government should ban it along with ground rent.

pinkteapot

To answer the original question... Your stress is all based on a friend with zero building expertise claiming the mortar was crumbly. Your builder friend said that IF the mortar is crumbly then yes, that's a problem, but they don't know whether it is or not. 

Your friend panicked about the white staining on the bricks but that is entirely normal and will disappear in time. Personally, my money is on the mortar being absolutely fine and your friend just being unhelpful, but I've not seen it either!

As has been said, you need to go round and prod it yourself, or get your builder friend to go look at it. Or another builder, or a surveyor. You really shouldn't need a full structural survey on a new build. This part of the worry could be very easily resolved by having the mortar given the once over. 

You talk about 'getting the house rubber stamped' but what you mean is just getting yourself reassured. Your mortgage company and solicitor are presumably happy to proceed?

You've been through an incredibly stressful time which will inevitably get you more anxious about house-buying, which is already a stressful time in itself. The stories from the neighbours tell you that if you have any snagging issues, it might take a while and some chasing of the builders to get them fixed. Are you up for that? But then if you bought a second hand house it could have faults where you need to find trades to come in and sort them. 

stevoh

pinkteapot said:

To answer the original question... Your stress is all based on a friend with zero building expertise claiming the mortar was crumbly. Your builder friend said that IF the mortar is crumbly then yes, that's a problem, but they don't know whether it is or not. 

Your friend panicked about the white staining on the bricks but that is entirely normal and will disappear in time. Personally, my money is on the mortar being absolutely fine and your friend just being unhelpful, but I've not seen it either!

As has been said, you need to go round and prod it yourself, or get your builder friend to go look at it. Or another builder, or a surveyor. You really shouldn't need a full structural survey on a new build. This part of the worry could be very easily resolved by having the mortar given the once over. 

You talk about 'getting the house rubber stamped' but what you mean is just getting yourself reassured. Your mortgage company and solicitor are presumably happy to proceed?

You've been through an incredibly stressful time which will inevitably get you more anxious about house-buying, which is already a stressful time in itself. The stories from the neighbours tell you that if you have any snagging issues, it might take a while and some chasing of the builders to get them fixed. Are you up for that? But then if you bought a second hand house it could have faults where you need to find trades to come in and sort them. 

Thanks. Sensible suggestion. I went round with a screwdriver and couldn’t find issue with the mortar. The salt patches crumbled but that to be expected. My builder friend (remotely based) says there’s no issue. That said, we did find a lot of damp in bricks about the damp course, which he said (after reviewing pics) is cause for concern.

like you say, I’ve been through a lot, and am highly vigilant atm. It’s compounded by my builder friend (who is a highly credible, very experienced guy) not having any faith at all in new builds. 

Postik

You sound very much like me @stevoh I am a bit obsessed with making sure something is perfect, especially the biggest purchase of my life :-)

If you are very vigilant and nervous then I question whether a newbuild is right for you.  When I looked at them I was told in no uncertain terms I could not have a survey or snagging done until after completion.  Which means whatever faults the house has, they have you over a barrel, and it's a bit of a lottery whether you end up with a good house or a bad one.

As I mentioned I bought a second-hand newbuild so I could inspect it and have surveys done, but even now there isn't a week that goes by where I don't find a new snag somewhere, albeit minor.  As @pinkteapot pointed out, with a second-hand newbuild or a much older house there will still be bodges and issues which you either live with or you have to sort out yourself.

Have you asked the developer if you can have a survey done before completion?  I suspect the answer will be no, but perhaps it's worth asking?  If it is possible then it could put your mind completely at ease.

Also did your builder friend have any suggestions as to why the bricks above the damp course might be wet?

[Deleted User]

Where is this? In some places, like Portsmouth, almost all the bricks and mortar are crumbling. Something to do with the amount of sand mixed in during rebuilding after WW2.

Same with the plasterwork inside. If you notice they have woodchip wallpaper everywhere that's a strong indicator that the pasterwork was disintegrating and the wallpaper is now structural.