After completing purchase of 33 Follaton Rise (Update 3)

History:
[02/08/2018] Original page created
[01/11/2018] Notes taken during visit by Jack from Galliford Try
[05/11/2018] Email from Galliford Try response to Jack’s visit
[19/11/2018] Update: photo of en-suite shower tray.

The are the issues outstanding with our home and need repairing and reported to the Builders:

1. Floor creaking

  • front door area
  • kitchen area by sink
  • creaking on top floor quite noisy to anyone in the bedrooms below

we don’t know how to demonstrate this apart from a sound recording as we walk around. The easiest example is on the ground floor. We should get in an independent flooring contractor to assess the issue?

[Jack from Galliford Try on 30th October 2018] After a quick telephone call he told us that the floor was not laid under contract with them. They’d had problems with the supplier (??) and had left the floor laying to be contracted by the owner. He understood Western Carpets had done the flooring.

Comment: We thought that Galliford Try had visited during previous ownership and attended to the floor and it was now ‘within tolerance’. 

[Galliford Try 5/11/2018] We did latex the sub floor but that doesn’t mean we fitted the actual flooring so I will clarify this with our sales teams paperwork. As far as we are aware though, latexing the floor solved the issue with the uneven levels so we have done what we can to solve.

[Outstanding] Await details of who fitted the flooring to obtain expert advice on how to reduce the noise levels.

2. Insulation in roof

  • doesn’t appear to be evenly spread
  • at least one area where ceiling is not covered which would lead to condensation and heat escaping
  • Surveyor warned of the insulation obstructing roof vents – we cannot see daylight from the ventilation area at the rear whereas we can from the front.

[Jack from Galliford Try on 30th October 2018] Someone would come out and tidy up the insulation. In the meantime we would reassure ourselves that the ventilation under the eaves was not compromised by the insulation and that there was no evidence of condensation in the roofing material.

[Galliford Try 5/11/2018] No mention of this.

 

3. Shower tray in en-suite to main bedroom

Water collects and does not empty, apparently the floor is not level and this causes the room to remain damp when the heating isn’t on to dry out the room.

[Jack from Galliford Try on 30th October 2018] Still outstanding, Jack thought the water was marginal and we thought ALL water should drain in a shower tray. Jack would ascertain the manufacturer and check their specification.

[Galliford Try 5/11/2018] No mention of this.

Shower tray in en-suite showing how the water collects and fails to drain away. An orange water dye shows how the water collects. The photo was taken 20′ after the water was poured in the tray.

4. Loose flagstones outside

These have not been laid correctly or perhaps there is an issue with the underlying ground?

[Jack from Galliford Try on 30th October 2018] There were a few isolated loose flagstones at the rear of the house and to the North of the house. Fred Champion would be notified to attend to them.

[Galliford Try 5/11/2018] He did say there were 6/7 loose slabs so we have asked our groundworkers to replace and reinstall these along with the top of the concrete top steps where he also mentioned a couple were not level.

[Comment] see Jack’s comment immediately above This was a known issue and would be fixed by use of rubber matting on the area immediately above the outside concrete staircase on the North West corner and on the outside landing to the West.

5. Puddling after raining

All water should clear from the slabs after 30′, some slabs clearly were not doing this.

[Jack from Galliford Try on 30th October 2018] This was a known issue and would be fixed by use of rubber matting on the area immediately above the outside concrete staircase on the North West corner and on the outside landing to the West. 

[Galliford Try 5/11/2018] With the steps, we have agreed to add rubber mats to the top of the metal steps as this a proven method to aid the drainage as used on other properties. These do need to be ordered and delivered and we are looking at a fitting date of Monday 3rd December at 08:30am. Can you confirm this day will be convenient? It will be done by our operative Mike. They will be delivered the week before.

[Comment] Rubber matting was also to be added to the area immediately above the outside concrete staircase. It makes sense to add the rubber matting to the area at the bottom of the concrete stairs where water is also failing to clear after 30′. We suggest the matting terminates at the gate.

6. Water on steps to North of building

Every so often water / damp appears on the concrete staircase outside the building. I can only see two possibilities:

  1. Water is seeping from the back garden and overflowing down the steps
  2. The Gas Boiler (water exhaust) which is high up on the North Face of the building is exhausting the water and the wind is blowing it to cover the entire staircase
    • we understand that Building Regulations prohibit exhausts so far from ground level.

Even when not frozen the water makes the staircase slippery and dangerous, freezing will add to the problems.

[Jack from Galliford Try on 30th October 2018] Inspected the area and during a discussion we could not ascertain the source of this water. There had been no rain proceeding the event and we weren’t even sure how often it occurred since the area wasn’t under constant observation. The pipe exiting the North face of the house was identified as a pressure relief from the Central Heating and would not be dumping water. We suggested the water was cascading down the steps from the top under the flagstones. Jack suggested condensation caused the problem and that there wasn’t a fault. We do not accept this without a full explanation of the cause of the damp.

[Galliford Try 5/11/2018] Also, as per Jacks visit last week; he did advise the water pooling on the bottom slabs are not a defect. It is simply taking a long time to dry due to no sun and shade. He did say there were 6/7 loose slabs so we have asked our groundworkers to replace and reinstall these along with the top of the concrete top steps where he also mentioned a couple were not level.   

[Comment] Please look at the more recent pictures we have taken (see 10 below). We do not accept that this is simply rainwater or condensation that takes a long time to dry without further evidence or report:

  1. No rain on the days that the effect has been noticed

  2. The amount of water (NOT damp) seems to be excessive for condensation.

We notice that other homes in our block have drainage channels across the rear of the paved area including above the steps. The drainage channel on ours stops at the house and does not continue. Neighbours have reported issues about water failing to be clear and additional drainage being added.

 

7. Loose sanitaryware in bathrooms

We have been shown by the plumber how to tighten these up and have done so.

8. Outside lights

Both front and rear lights are like this!! The light should be perpendicular to the ground.

We can’t imagine that they were designed to be fitted this way, they should be perpendicular to the ground. I realise this is for aesthetic reasons and does not affect the functionality.

[Jack from Galliford Try on 30th October 2018] Jack did not accept this was a fault. 

[Comment] We don’t accept this is correct. Aesthetically the light looks wrong and visitors comment have commented on it. The light is PIR and any fitting other than 90 degrees to the horizontal must effect it’s function. I assume the PIR is pointing higher than it should do. Would you refer us to the fitting instructions so that we can check the installation is correct.

 9. After (immediately) completing purchase of 33 Follaton Rise:

We have noticed many of the paving stones to the front and side of 33 Follaton Rise are damp to both the eye and to touch. We looked for obvious sources for the damp, cistern overflow or leaking pipework. After a hot dry day of moving our possessions into our new home these paving stones still hadn’t dried. We took these photos just before leaving, after 5 pm.

[Jack from Galliford Try on 30th October 2018] Didn’t accept this as a fault and suggested this was condensation. We think this is a problem and we will have to replace these slabs at some stage.

  

 10. Photographs taken of concrete stairs 3rd November 2018