8 year old apartments with serious damp issue
Discussion
Afternoon all
In 2006 me and the missus bought our first home. 2 bed/bath apartment, brand new. It was lovely to move into a new home, and thought (naively) that a new property wouldn't suffer problems, especially like the one we have now.
We have major damp in the rear of the building, same for the side, and some in the front too (it's an end plot). It's all coming from outside in, and must have been for the eight years we've been here. Apparently, the apartments on floor two were an afterthought, as in there was only supposed to be ground and 1st floors built. Water is getting in between two exterior and interior walls.
Now we are covered by the buildings warranty, and it's very slowly being dealt with (although they have only erected scaffolding so far!), so my issue isn't the fact I have to deal/pay for anything building wise. I do have some reservations though.
I've heard they plan to drill holes to look at the extent of the damp. They then want to remove the insulation, dry between the walls, fix the cause of the water ingress, replace the insulation and put back right. What if they don't get all water/water traps and put it back right? We will be out of warranty in under 2 years time. This problem, although hidden for years, has manifested in the last year or so. They plan to cut hatches in the wall to do what they need to do. I can't see how they can achieve what they need to do and cure this problem through holes in sections and be happy they've got rid of the water and damp 100%.
What if the problem isn't dealt with properly and comes back in a couple years time, when we're out of warranty?
The interior of the flat will be dealt with after the exterior Is cured, but we've got stinking carpets and apparently, we'll have to claim on our contents insurance for these, even though they're primarily linked to the damp issue. Is that right, or even fair?
The damp has caused me to have breathing problems at night (as it's bad in the bedroom). My neighbour below has it worse. Our kids have been ill with colds and wheezy coughs on and off for ages now. I went to the hospital in the middle of the night my breathing was so bad!
We will have to move out while work is undertaken. We will most likely have to find and rent somewhere, and it'll be paid for by insurance. But while my flat is un-inhabitable, I feel aggrieved that I have to pay the mortgage on it. Anyone know where I'd stand on this?
I'll have to clear the flat for work to be undertaken, then once finished, move it all back in. I guess now I'm just belly aching, but the upheaval and interruption in mine and my family's life is really getting me down. It has been the Bain of our lives the past few years. And to top it off, the upstairs flats that wasn't supposed to be built, house a racist
that I had a run in with, which got me arrested and cautioned, and therefore got me a criminal record!!
What would you do in my situation? We might have to move out before Christmas! That'll be fked then!
Any input greatly appreciated.
Cheers
In 2006 me and the missus bought our first home. 2 bed/bath apartment, brand new. It was lovely to move into a new home, and thought (naively) that a new property wouldn't suffer problems, especially like the one we have now.
We have major damp in the rear of the building, same for the side, and some in the front too (it's an end plot). It's all coming from outside in, and must have been for the eight years we've been here. Apparently, the apartments on floor two were an afterthought, as in there was only supposed to be ground and 1st floors built. Water is getting in between two exterior and interior walls.
Now we are covered by the buildings warranty, and it's very slowly being dealt with (although they have only erected scaffolding so far!), so my issue isn't the fact I have to deal/pay for anything building wise. I do have some reservations though.
I've heard they plan to drill holes to look at the extent of the damp. They then want to remove the insulation, dry between the walls, fix the cause of the water ingress, replace the insulation and put back right. What if they don't get all water/water traps and put it back right? We will be out of warranty in under 2 years time. This problem, although hidden for years, has manifested in the last year or so. They plan to cut hatches in the wall to do what they need to do. I can't see how they can achieve what they need to do and cure this problem through holes in sections and be happy they've got rid of the water and damp 100%.
What if the problem isn't dealt with properly and comes back in a couple years time, when we're out of warranty?
The interior of the flat will be dealt with after the exterior Is cured, but we've got stinking carpets and apparently, we'll have to claim on our contents insurance for these, even though they're primarily linked to the damp issue. Is that right, or even fair?
The damp has caused me to have breathing problems at night (as it's bad in the bedroom). My neighbour below has it worse. Our kids have been ill with colds and wheezy coughs on and off for ages now. I went to the hospital in the middle of the night my breathing was so bad!
We will have to move out while work is undertaken. We will most likely have to find and rent somewhere, and it'll be paid for by insurance. But while my flat is un-inhabitable, I feel aggrieved that I have to pay the mortgage on it. Anyone know where I'd stand on this?
I'll have to clear the flat for work to be undertaken, then once finished, move it all back in. I guess now I'm just belly aching, but the upheaval and interruption in mine and my family's life is really getting me down. It has been the Bain of our lives the past few years. And to top it off, the upstairs flats that wasn't supposed to be built, house a racist
that I had a run in with, which got me arrested and cautioned, and therefore got me a criminal record!!What would you do in my situation? We might have to move out before Christmas! That'll be f
ked then!Any input greatly appreciated.
Cheers
I hear what you're saying bagalot. Just winds me up that he's above me. His flat is unaffected from what I know! My kids room stinks of mould. I'm worried about them breathing it in whilst in there. I feel like the place in the state it is in now, isn't fit for purpose. We've had infestations of Ladybugs, there were mushrooms growing in the exterior walls (blown away by the strong winds a few weeks ago), the kids clothes hanging on a clothes rail I. The corner of the room are covered in mould too (hats, coats etc). We are keeping it all to show them the state of our living conditions at the moment.
The top floor flat is much smaller than ours below, so it's built well within the roof boundary. I think the edges of the existing roof holds water, and found a way into the walls.
The top floor flat is much smaller than ours below, so it's built well within the roof boundary. I think the edges of the existing roof holds water, and found a way into the walls.
Thanks for the replies.
I'll get onto the solicitors we used, and the NHBC tomorrow. Thanks Steffan
The building is still under warranty, so exterior is covered, as is the interior. I do have tesco contents insurance which I can claim for the crappy carpet, clothing and curtains etc. I don't feel I should have to claim, pay an excess and and increase in premium because the stuff is a direct consequence of the exterior failings.
Over the years, we have been in touch with the house builder, managing agents etc about snags we've found ourselves in the building, mainly damp areas, poor sealing windows, ceilings showing yellowing where boards join etc. they did paint our bedroom last year after we complained again about the state of the rotting window seals, grouting in the glass brick window, ceilings damp etc. they just painted it and it came back within weeks.
I'm fed up with the wheezy breathing, kids chesty, croaking coughs for weeks on end. I didn't think of why I was so wheezy. The hospital said I was all of a sudden asthmatic, that's how bad my breathing gets.
I'll be onto the NHBC and solicitor tomorrow.
Thanks for the advice so far
I'll get onto the solicitors we used, and the NHBC tomorrow. Thanks Steffan
The building is still under warranty, so exterior is covered, as is the interior. I do have tesco contents insurance which I can claim for the crappy carpet, clothing and curtains etc. I don't feel I should have to claim, pay an excess and and increase in premium because the stuff is a direct consequence of the exterior failings.
Over the years, we have been in touch with the house builder, managing agents etc about snags we've found ourselves in the building, mainly damp areas, poor sealing windows, ceilings showing yellowing where boards join etc. they did paint our bedroom last year after we complained again about the state of the rotting window seals, grouting in the glass brick window, ceilings damp etc. they just painted it and it came back within weeks.
I'm fed up with the wheezy breathing, kids chesty, croaking coughs for weeks on end. I didn't think of why I was so wheezy. The hospital said I was all of a sudden asthmatic, that's how bad my breathing gets.
I'll be onto the NHBC and solicitor tomorrow.
Thanks for the advice so far
Thanks for the replies again guys
The builder is a major outfit. Smaller developments but enough of them.
We've been told that water is getting in from areas where it settles after rain on the flat roof areas, and between interior/exterior walls, and doesn't drain away. The builder awarded the contract is worried what type of insulation has been used between the walls as Rockwool could hold water, and can't hold it anymore.
We have complained about these problems in the past. We were told it was condensation from inside, and therefore our problem. We use all available vents and fans to take cooking and shower steam away, vents in the tips of the windows etc. two years into moving in, we had representative of the house builder in, and he told us part of the problem was our dogs breath, along with cooking often!
This hasn't taken 8 years as such to manifest. It's just the residents now know it's not a problem we've caused, and is actually a major fault with the building. There's been signs of damp for a few years now. We've taken silly precautions. Cooking with windows wide open, Luke warm showers etc. at times, and often it's been a load of bks!
The builder is a major outfit. Smaller developments but enough of them.
We've been told that water is getting in from areas where it settles after rain on the flat roof areas, and between interior/exterior walls, and doesn't drain away. The builder awarded the contract is worried what type of insulation has been used between the walls as Rockwool could hold water, and can't hold it anymore.
We have complained about these problems in the past. We were told it was condensation from inside, and therefore our problem. We use all available vents and fans to take cooking and shower steam away, vents in the tips of the windows etc. two years into moving in, we had representative of the house builder in, and he told us part of the problem was our dogs breath, along with cooking often!
This hasn't taken 8 years as such to manifest. It's just the residents now know it's not a problem we've caused, and is actually a major fault with the building. There's been signs of damp for a few years now. We've taken silly precautions. Cooking with windows wide open, Luke warm showers etc. at times, and often it's been a load of b
ks!They did attempt to fix something up there last year. God knows if it worked. They never let us know.
Is there a tried and tested Method of drying out between the two walls once they get in there? I can't see how they can dry everywhere thoroughly without taking down the whole exterior wall.
When you take time to stand back and take in what's wrong with the building, it's a massive amount or work which looks to affect so much more you can't see
Is there a tried and tested Method of drying out between the two walls once they get in there? I can't see how they can dry everywhere thoroughly without taking down the whole exterior wall.
When you take time to stand back and take in what's wrong with the building, it's a massive amount or work which looks to affect so much more you can't see
megaphone said:
Do you know if they have the buildings insurance company involved? Have they got solicitors involved? There should be some sort of legal cover with the buildings insurance.
Thanks for your reply mateI'll get the missus to look into what's included in the policy, as she's a director of the estate, along with another resident.
There's 10 out of 24 affected, but some flats have tenants in, and some the assessor couldn't get access to a few of them. This was as of Saturday just gone. The worst affected are mine and the flat below me (ground floor), and the opposite end flats (identical blocks, like a mirror image).
I thought I'd stick an update up about our ongoing problems with our flat
We had a loss assessor over today working on our behalf, to look at the problems again and go through them so we can pass it on to a loss adjuster who is coming on Thursday.
The assessor does think we will have to move out for our health and for the builders to do what they need to do un-interrupted.
We've had a good amount of rain over the last few days, and the damp area in the front room ceiling looks to be taking a pounding. Lots of bubbling appearing, but it doesn't look to be spreading beyond the previously affected area. The water hasn't made it's way through just yet though.
The kids now sleep in the living room, as their room just stinks of damp and they always seem to be coughing and chesty/wheezy. Me and the missus can cope with it, and there isn't the room to move out of both bedrooms anyway.
Looking for somewhere to live now in anticipation of being told to do so on Thursday. My missus doesn't drive so we need to find somewhere close to our sons school, and this seems impossible at the moment. Pretty much nothing for rent close by!
Hopefully we can find somewhere soon so we can start planning for Christmas!
Cheers
We had a loss assessor over today working on our behalf, to look at the problems again and go through them so we can pass it on to a loss adjuster who is coming on Thursday.
The assessor does think we will have to move out for our health and for the builders to do what they need to do un-interrupted.
We've had a good amount of rain over the last few days, and the damp area in the front room ceiling looks to be taking a pounding. Lots of bubbling appearing, but it doesn't look to be spreading beyond the previously affected area. The water hasn't made it's way through just yet though.
The kids now sleep in the living room, as their room just stinks of damp and they always seem to be coughing and chesty/wheezy. Me and the missus can cope with it, and there isn't the room to move out of both bedrooms anyway.
Looking for somewhere to live now in anticipation of being told to do so on Thursday. My missus doesn't drive so we need to find somewhere close to our sons school, and this seems impossible at the moment. Pretty much nothing for rent close by!
Hopefully we can find somewhere soon so we can start planning for Christmas!
Cheers
Thanks for the reply Steffan
Tomorrow morning we have the insurance companies acting loss adjuster coming along with the managing agents. The contracted builder is coming too. We will get the ok to move or stay tomorrow. My missus wants out ASAP now, as the kids have been chesty for ages now, and the stuff stored underneath their bunk beds, and underneath the lower mattress has mould and stinks. Clothes, first outfits, all that type of memory stuff has bits of mould and stinks.
Do you think I should inform the NHBC aswell as a solicitor? Zurich are Weston homes insurers
Tomorrow morning we have the insurance companies acting loss adjuster coming along with the managing agents. The contracted builder is coming too. We will get the ok to move or stay tomorrow. My missus wants out ASAP now, as the kids have been chesty for ages now, and the stuff stored underneath their bunk beds, and underneath the lower mattress has mould and stinks. Clothes, first outfits, all that type of memory stuff has bits of mould and stinks.
Do you think I should inform the NHBC aswell as a solicitor? Zurich are Weston homes insurers
Thanks for the suggestion mate.
The builder did say they'd supply us all with one, but it's a big possibility we'll be moving out very soon, so nothing has been said about it since.
If we don't hear what we want to today, then we'll be kicking off big time! The missus (as beautiful as she is) just looks drained from it all. It's depressing her a fair bit.
I'll update when we know what's going on today
The builder did say they'd supply us all with one, but it's a big possibility we'll be moving out very soon, so nothing has been said about it since.
If we don't hear what we want to today, then we'll be kicking off big time! The missus (as beautiful as she is) just looks drained from it all. It's depressing her a fair bit.
I'll update when we know what's going on today
Hi all
I thought I'd update how far we've got with this.
We've been dealing with insurance up until today. We've sorted most of the contents out. Clothing and duvets will be professionally cleaned, mattresses, beds, curtains, picture frames etc have been condemned. The carpets are a problem. The underlay is pretty damp, but there's no sign of damp spores in the carpet itself, so they want to get it all cleaned. We'd prefer to get all of it changed (as I'm sure we all would), but that's something we might have to argue about a bit more.
We've been told to move out by the claim handler the building insurers (Zurich) use. They estimate we'd need somewhere to live for 6 months, but finding somewhere for 6 months is proving very difficult, close to my sons school (as my missus doesn't drive, and they don't subsidise travel). They've put aside a budget of 10k each for flats that need to move out, but we have to pay the deposit and admin charges (which we don't really have at the moment). We did find a place suitable, but they want us to commit to 12 months, which we obviously can't do. They did offer us two rooms at a hotel (premier inn or such), but that's out of the question for us with two kids at Christmas.
We might just be in the flat till after Christmas now. The kids are sleeping in the front room, and their bedroom is out of bounds. We need to find somewhere quick, or stay put so we can give the kids a Christmas.
The builder has picked holes in so many building flaws that it'd be best to pull the lot down and start again! Our concrete floors (1st floor) are wet, and the flat below us has the same problem. Their insurance company won't replace her carpets as the floor is too bad. They will change it once the problem has been rectified and tests prove their floors are dry.
I have been thinking. With all the work needing doing to this property after only 8 years, will this go on record against the property? And will I be sitting on a flat with no value because of it? Why buy a property that's had problems when there's others out there that haven't had any at all?
Cheers in advance
Dean
I thought I'd update how far we've got with this.
We've been dealing with insurance up until today. We've sorted most of the contents out. Clothing and duvets will be professionally cleaned, mattresses, beds, curtains, picture frames etc have been condemned. The carpets are a problem. The underlay is pretty damp, but there's no sign of damp spores in the carpet itself, so they want to get it all cleaned. We'd prefer to get all of it changed (as I'm sure we all would), but that's something we might have to argue about a bit more.
We've been told to move out by the claim handler the building insurers (Zurich) use. They estimate we'd need somewhere to live for 6 months, but finding somewhere for 6 months is proving very difficult, close to my sons school (as my missus doesn't drive, and they don't subsidise travel). They've put aside a budget of 10k each for flats that need to move out, but we have to pay the deposit and admin charges (which we don't really have at the moment). We did find a place suitable, but they want us to commit to 12 months, which we obviously can't do. They did offer us two rooms at a hotel (premier inn or such), but that's out of the question for us with two kids at Christmas.
We might just be in the flat till after Christmas now. The kids are sleeping in the front room, and their bedroom is out of bounds. We need to find somewhere quick, or stay put so we can give the kids a Christmas.
The builder has picked holes in so many building flaws that it'd be best to pull the lot down and start again! Our concrete floors (1st floor) are wet, and the flat below us has the same problem. Their insurance company won't replace her carpets as the floor is too bad. They will change it once the problem has been rectified and tests prove their floors are dry.
I have been thinking. With all the work needing doing to this property after only 8 years, will this go on record against the property? And will I be sitting on a flat with no value because of it? Why buy a property that's had problems when there's others out there that haven't had any at all?
Cheers in advance
Dean
Thanks for the reply.
I'm actually quite pleased the fact that there's progress, but there are a couple cogs involved with teeth missing. All I'm worried about is where we will be for Christmas, as we can't find anywhere to be at the moment, and if the value of my property will be with such problems logged and filed against it.
We want to put a Christmas tree up for our kids aged 5 and 2. We could stick it out till after Christmas and get the whole place professionally cleaned, but the spores and mould do come back very quick, so moving out is a given. There isn't anything out there in our area right now though, and when there has been an adequate place, the landlords only want tenants to commit to 12 months. Infact there is a flat in a high rise building, but it's notorious for drugs and prostitution, so I'll refuse that one for the sake of the kids!
This was just a thread update. Our managing agents will be sueing (sp?) the house builder once all work is complete, but I will look into the contents insurance in the meantime and see if it has it's own legal cover.
Cheers Jonah
I'm actually quite pleased the fact that there's progress, but there are a couple cogs involved with teeth missing. All I'm worried about is where we will be for Christmas, as we can't find anywhere to be at the moment, and if the value of my property will be with such problems logged and filed against it.
We want to put a Christmas tree up for our kids aged 5 and 2. We could stick it out till after Christmas and get the whole place professionally cleaned, but the spores and mould do come back very quick, so moving out is a given. There isn't anything out there in our area right now though, and when there has been an adequate place, the landlords only want tenants to commit to 12 months. Infact there is a flat in a high rise building, but it's notorious for drugs and prostitution, so I'll refuse that one for the sake of the kids!
This was just a thread update. Our managing agents will be sueing (sp?) the house builder once all work is complete, but I will look into the contents insurance in the meantime and see if it has it's own legal cover.
Cheers Jonah
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