Bri44

I had to get LABC involved and then open 2 disputes with the dispute resolution service. One to have the roof repaired again, the 2nd for the DPC levels. LABC. The developer said, water pooling on the roof because the roof was lower than the exit point for the drainpipe was not a build defect and met the building spec etc. LABC said it was a fault. What is reasonable time? The developer is dragging it out, making excuses, then trying to say its my fault for not allowing the work to start. LABC report was sent to them FEB 2018, It is only the past few months they have been asking their contractors to quote. The DRS/LABC have now said they are unable to assist on how the developer sorts the deck as its not a structural part of the house, even though it has been fixed to the house and causing damp. They say, they can only tell the developer to do remedial works that will stop the damp, however, rain will still splash against the render if it is cut back by 150mm and left 40mm above dpc. LABC said this in their report which I have now said, if they are unable to tell the developer how to fix, then they should not make a suggestion. Item No 2 - ‘Ground level at or around DPC level’ Our Observations:  The external ground level on all three elevations is at or close to damp proof course (DPC) level i.e. less than 150mm below DPC. See photographs 6, 7, 8 and 9. Conclusions and Recommendations:  All paving and drives with the exception of the principle level access into the dwelling should be laid at least 150mm below the damp proof course of the dwelling.  A simple ground work solution to resolve the problem could be to; 1. Cut back the various external ground finishes at least 150mm back from the face of the external elevations. 2. Excavate the 150mm wide trench to a depth of 300mm from the level of the DPC. 3. Form the edges of the trench. 4. Back fill the 300mm deep trench with 150mm free draining gravel. 5. Level the upper 150mm of the trench clear to maintain the 150mm clearance of the DPC.

It is a big developer who claim to be a caring family run business. problem I have is, as long as they reply and look as though they are doing something, they are not in breach of LABC rules. They drag everything out. they have known the decking is rotted for over a year, I mentioned to them my foot went through. Their reply, as you did not report this within the first two years it's not our problem. What the hell, I'm thinking they don't want it ripping out because it may uncover other defects. This is a slug, they come in from under the skirting board near the front door.

Thanks guys. Any particular type of conpany I should be contacting? I'm near Portsmouth. once the decking is eventually sorted they have to start on the render repairs. Cracks and staining everywhere. At first they said they would only repair the cracks and paint over these areas leaving the house all streaky. I had to dispute this, I contacted Weber and sent the developer Webers technical manual on how repairs should be carried out. My house takes ages to heat up, goes old real quick, I have trickle vents on windows, even when closed I can hear every little noise outside. Main road 800 metres away sounds like it's outside my house. Probably bad insulation etc. As as for the tiles, 4 are cracked, 2 at each side of two door frames as though under stress from frame or floors moved up. it has been and still is a struggle. they lied to LABC saying I got a discount to buy the house sold as seen with faults, I have the emails from LABC saying this, my solicitor(their recommended one) said in an email this is not true. Ill get quotes and then then it may have to be a legal route.

I would never buy a new build again, totally ripped off by the developer. LABC is so so. Helpful but seem to back down when the developer puts up a fight.

In the front, they are saying they will dig a trench and backfill with free draining gravel. I`m asking them where the water will drain to as I`ve dug the trench as deep as it goes before hitting hardcore. They have not answered despite me asking several times.

It is LABC my warranty provider. I have been fighting them for 2 years. They deny everything is a fault. they have dragged these faults out for over a year, that Labc said they have to fix. I have cracked floor tiles they promised would be fixed, only for them to say sorry, it is cosmetic and sold as seen. So they are wanting to do a fix by simply cutting the decking and grass back saying this meets the technical requirements of the LABC manual. I`m saying, this will not cure the damp.

What the damp and downpipes look like when I don`t clean it. This was shortly after moving in. the developer cut the deck back by 2 inches as it was flush against the render. Then they put a layer of gravel on top of the spars to try and make it look acceptable. The site manager was explaining this to me the day I moved in saying, the building inspector would not sign off until we cut this back.

They just made it look nice, it is not even level. Water pools up on deck.

My tenancy was ending. I wanted to buy somewhere I could move straight into without any decorating etc. Opted for the showhouse. I pointed out faults before moving, sales team said all will be fixed, the house will be as good as new. Moved in as had no other choice, added items not fixed to snag list. Head office then say, sorry, the house was sold as seen. It does say sold as seen on order form. I asked about that, the sales team said that meant cooker, lights, fridge etc that were out of warranty were not covered, which I was ok with. Even their recommended solicitor said that's what they thought, fixtures and fittings. The developer had no terms and conditions to explain what sold as seen meant. They stitched me up like a kipper and I`ve had to fight them for two years to get every little thing fixed. Had the roof replaced twice, leaked three times, scaffold up for 7 months,

The developer is saying this is not their problem.

This is what the developers 4 contractors all said but the developer wants to cut it back by 150mm only.

Thanks, JSHarris. The problem I have. I bought a showhouse, was a bit of a mad rush. The developer said cracks in render and damp are ok and that house was sold as seen so not their problem. I got LABC involved, then the DRS who said it is a fault and needs fixing. In their report, the DRS said a fix could be to cut the ground levels back by 150mm. Could be - being a suggestion, not a recommendation. This has been ongoing for 14 months. The developer sent out 4 separate contractors to quote, they all said rip out and lower. Developer booked one in to do the work, he never turned up and I had to ring up to be told he cancelled after waiting in. Now the developer is saying, our construction director says it does not need ripping out, a cut back of 150mm will fix the problem as Labc recommended in their report, even though their own contractors disagree. It was reported within the first two years. Labc only said could be a fix, I complained to DRS/LABC, they say its a deck, we can`t comment on cosmetic appearance, it's not anything to do with us the appearance of the deck. So I say, well you should not have included a suggestion in your report as the developer is using that as your recommended fix. So, I`m left with the developer wanting to simply cut it back and I`m saying this is not correct, it will still get damp problems and the 150mm cut out will cause a hazard.

Thanks Declan. Seeing that the deck is 40mm above the DPC, would you say cutting it back by 150mm would stop the damp problems? I`ve read that splashback will cause damp unless the deck is 150mm below the DPC. When you say ripped out, would you then reinstall at 150mm below DPC?

I`m wanting to know what is the correct way to fix this that meets building regs. I`ve been quoted two different fixes, one I don`t agree with. Also, what would be the best type of company to quote for this work? Apologies for all the questions, this has been ongoing for a year and I need to resolve it.

The levels around the whole house are incorrect. The front garden i had to dig out a trench but still get splash back from the mud. The side of the house has paving that is level or just below the DPC with no drainage at all.

Here is the board under the grass at the opposite end to the house. My foot went through it last weekend

The back door step seems to be supported by the spar fixed to the house. Second image is the air vent at front of house that I had to dig out.

Here is airbrick which is covered when grass down, it has two rows of holes

Here is underneath. It is approx 1 foot off the ground.

One more picture

Hi all. After some expert opinions on what the correct solution is for my decking and grass area. Currently it is 40mm above the DPC, it is fastened to the house by wooden spars with no spacers, the spars are directly under the DPC. it is causing the render to crack and crumble and has rising damp. the fake grass has been laid straight onto hardboard with no drainage, it is now rotting away. thanks