Spinny

So how can I effectively find and successfully engage a good plumber ? I must have had contact with over 12 plumbers, and every case has been problematic. Builder's plumber could run neat pipe (mostly) but was a speedy gonzales that wouldn't turn up for weeks or months and left me with some issues, then resorted to gross dishonesty. Other plumbers I contact, they agree to come and look/discuss, then agree to provide a quote but you never get the quote. You gently and politely chase the quote but rarely makes any difference. I have had 4ish plumbers that said they would quote, then just blocked my number rather than type a text message saying they don't want the job. Then you call from another number, and it's, oh sorry I have just got back from holiday yesterday, been sick, yada yada obvious bullshit. I have had plumbers that ask for a list of works (why would they ask for this if they are not interested) so you send it, no response, gently chase, then get 'I am too busy for 4/5 months' - one chap did that twice over. Well if they were too busy why did they waste my time asking for a list of works. I have used plumbing services companies a few times for minor things (the type that serve landlords etc). While you get an appointment in a week or so, someone different turns up each time, generally young and recently qualified and it shows. Another plumber charged a fortune for a poor days work. One turned up, said are you technical because you seem to know what you want - then disappeared saying I'll let you know if I decide I am interested. Another one quoted, I accepted the quote, they came once and did the first 2 hrs work, then disappeared and turned out they were unavailable for many months having taken a big commercial contract (and abandoned their committed customers like me without even bothering to tell them). Asked 5 different plumbers how to resolve a problem - got 5 different answers. At this rate it would be easier to train myself as a plumber than find a good honest personable and reliable plumber. I know they are out there - how the hell are you supposed to (a) find them and then (b) actually get them to engage on your job ? {Someone must be doing everyone else's kitchens and bathrooms.)

That is what I always think about sleepers too. I know they can be quick and economical and initially look good - but who really wants to have to do the same job again years down the line. That said I have fencing that has been in place over 20 years, never retreated, and still looks OK.

These may be of interest... https://www.tlc-direct.co.uk/Products/FXTWB24.html And https://www.tlc-direct.co.uk/Products/FXBS.html And https://www.cmsdanskin.co.uk/refurbishment-noisy-neighbours/noise-reduction-for-building-elements/karma-putty-pads/ And https://www.youtube.com/watch?v=GWoK3iBatCc https://youtu.be/VltFR-kXtcw?si=zuMMtrpVDckEyvoK

Assuming you are paying Howden's to design and fit the kitchen I personally would not accept their statement. If they insist on it then go elsewhere. Our kitchen supplier has been perfectly happy to divi up the sourcing of appliances where they cannot achieve the same pricing, or have no supply arrangements. And it is part of the design and install planning to make whatever appliances the customer is having fit properly - all the manufacturers produce comprehensive installation and dimensioning documents. But price and service are no doubt linked. (PS When looking at install details it is well worth seeing the actual physical appliance with a tape measure and phone camera. Sometimes manufacturers are quite cautious and can over egg one or two required dimensions and clearances.)

Just wondering what is the best mounting board to use for 24V transformer(s), controllers, connectors and wiring to power LED strip lights. I could use some 12 or 18mm ply, or some OSB, or get something else. I am conscious transformers can get hot and gizmos and control boards sometimes fail, so do I need to use something fire resistant or paint on something fire resistant ?

Other options could be... 1. Simply ask for a breakdown of the steel cost - this should be perfectly possible as the builder/specifier will have had to create an itemised list in order to price and order it. 2. Make a list of the steelwork length by length, then compare with steel prices freely available on the internet. You can easily find prices for say steel box sections of certain dimensions and steel thickness, or standard RSJ sizes etc. That way you can estimate roughly what the steel might cost if bought direct, then compare with what you are paying. If there is a big difference ask why. 3. Pay a QS to come on site and do option 2 for you. Can be done silently out-of-hours, or introduced as someone you are using to give you some advice on the work. In my single experience a builder can generally stick closely to the itemised contract quote, but when it comes to additions, changes, estimates only - they can still play games to enhance profit. Once they have knocked seven bells out of your property they have you by the short and curlies and some know it. I think it is ALWAYS a mistake not to institute very tight control from the start. Like many we started with trust, paid invoices in full promptly, paid for extras where they occurred. Happily paid the 100% of every line item the builder always invoiced for etc. Over time the number and value of all deviations from the contract can grow like topsy. And if things go wrong as they did for us when the builder abandoned site it becomes a problem. If something isn't complete - don't pay for it. Making openings and making good paid in full ? Mistake - it hasn't been made good yet, so don't pay for that part. Having a heating system fitted - don't pay for it until it is actually working - you are not buying a boiler screwed to the wall - you are buying a working system etc. Builders know the game. There is never anything wrong with politely reminding them they are being held to fair account. A third party can be invaluable - some builders will ignore the customer on the basis they by definition 'know nothing' and 'have no building credentials' so their comments are worthless. As soon as a qualified structural engineer, QS, or PM appears the 'attitude' can suddenly change. Not trying to say all builders are dodgy or bad, must be lots of excellent ones, but it is important to have a balanced relationship - £38k+VAT is a lot of anyone's money.

I agree CCT bulbs with remote control are the real problem. Many manufacturers make CCT switcheable downlights which can be manually switched at the ceiling fitting. The continuing lack of zigbee etc smart lights is testament to the backward nature of the industry. Many smart bulbs e.g. GU10 are dim giving only 350-400lm and IMO anything less than 600lm+ is not really bright enough - at least with higher ceilings and when you want bright task lighting. i am planning to put 2 LED strips into some of my profiles - 1 cob addressable RGB to use for colour chasing etc - and another cob CCT alongside for good tunable whites. I have tested out, but not yet installed so cannot comment on level of use. In general the white colour matching issue is a PITA, and bright dimmable remotely controllable CCT lights with highish CRI's are the required answer, but with seemingly no-one actually making them in bulb or integrated downlight form.

I mentioned an issue I have with my downstairs rads to a plumber doing another job in the summer. Despite me saying the system has been rebalanced 3 times he went around yet again adjusting some valves upstairs - so I suspect he has fiddled with the valve. I have already tried turning all the upstairs rads down/off using the thermostatic valves except for the towel rad, and still the towel rail does not get hot. So it would appear to be a lack of flow through the towel rail. Possibly a stuck valve or one the plumber closed down - hence my desire to understand how I can adjust these valves

Towel Rad in the bathroom has not been getting hot or even warm since we started using the heating again. Have opened the bleed point and no air, so it isn't full of air. There are two shut off valves in the cupboard underneath but both are turned on. The rad has a 90Deg hand adjustable chrome twist valve on one end which I have opened fully. (see pic). I cannot see how to further access the internals of this valve e.g. to check for a stuck pin. There is no grub screw, and no ovious way to remove the twist cap ? The rad has a 90Deg fixed valve on the other end with a screw off cap, but after removing the cap it doesn't have a lockshoeld type piece to turn, so how do I open it please ? See Photos, and mucho thanks for any help.

Some random thoughts... Where will the TV go ? Where will kitchen and utility extractors go ? Outside tap and powerpoint ? Consider creating a lighting plan now so you can avoid lights clashing with ceiling joists or steel etc Consider the potential for rain noise from the flat roof - was an unexpected issue for us using single ply PVC membrane - perhaps EPDM is better for noise - acoustic insulation ? Pity about the beam. That new larch looks nice but will presumably actually be grey within a year or two ? Don't fancy a rooflight then ? Shame to have steps down onto the patio area - consider raising decking/patio ? Does the big window have a view and would you want some seating that looks through it ? Seating seems to focus towards the utility door ? Outside door to the utility ?

Bigger than my house. Perhaps you kick a ball for a living.😁 Make sure you overlay the lighting plan onto the ceiling structural plan to avoid clashes.

We have an eclisse door - architrave less. Yes required another carpenter after the builder's carpenters attempt to get it lined up properly - in all 3 dimensions. Ours supposed to be 125mm but is actually 128mm when built - eclisse technical unable to explain this. Supposed to be a 75mm pocket double boarded with 12.5mm plasterboard on both sides - but that didn't work with the plasterer. So it has ended up with 9.5mm board plus 12.5mm habito board, plus skim coat. Seems to be a pig to find doors with sufficient timber at the top and bottom to rout out for the fittings. The brush seals supplied do not seal against the door but leave a gap - if anyone knows where I could source longer replacement brush seal strips I would be grateful. May post some pics later. Soft close/anti-slam is nice, but you can't have both that and touch latch out of the pocket - so we have a finger pull in the end to pull out. As we changed the plasterboard thickness I sourced shorter plasterboard screws on amazon to avoid screws fouling the door. Frame is supposed to be mounted at FFL but we will be cuting the bottom of the door down once the flooring is fitted. Who wants an 8mm gap under the door - not I.

Some of the switches say this under details ... ''UV Stimulated Glow In The Dark PIP'' So may be they don't light up, just give a flourescent glow in the dark look ? I am looking for some nice retractive switches myself - so if you have any other suggestions to look at will be much appreciated. (PS If using for 24V LED strip, is it better to have the switch in front of the transformer, or use a smart/virtual switch)

OP appears to be in Liverpool. Barbed wire required on residential streets. And the ferrari inside perhaps.

You don't mention the size, but is sounds substantial. Having watched my plank like neighbours building without construction drawings, I can only say you need a proper architect/designer/structural specifier. I don't say builders can never design, but well builders can almost never design. A camel is a horse designed by a builder etc. There is always far more to achieving a good building than might meet the eye. Having a rough idea or a planning drawing is not going to cut it. Aesthetics are important to achieve something that doesn't look like a wart on the landscape. There are many technical aspects from opening sizes, positions etc to provide good light, to insulation, to ventilation, to acoustics, to services like power, lighting, heating, drainage, water supply. Structural engineering. Also layout and ergonomics. And many choices to make. The end result comes from the planning and thought put into it. Thinking it out now means lines on paper and is easily changed, building without construction plans will see you missing things and blundering around, knocking things down again, or producing the most hideous object. In building, if it is worth doing - it is worth doing well. The building will last for decades or centuries. In a few years time you will wish you had spent the money getting it right when prices were low.