New Extension Straight Wall Query

[Jazz1966]

Hi,

I wonder if anyone has had the same problem as me, and - if you did - what did you do about it?

Just had a two-storey extension done by a builder.
When he put the floorboards down in the upstairs extension, the end wall did not look straight - it looked way out. I have attached a picture.

I measured the wall externally, which also showed that the wall on one side was about 10 inches short. This can be seen on the attached picture.

The extension has had numerous Building Inspections, but nothing has been noted by the Inspector - mainly I think - because the floorboards were not down at the time of the extension.

I am at a complete loss as to what I can do now as the two storey extension has been built. I am just waiting for final inspection and then paying the builder the final remaining payment.

My wife is concerned that - if we sell the house at a later date - the home survey will pick up the not-so-straight wall and that could cause us issues.

Has anyone had an issue like this?
If so, what did you do?

We are worried as we have spent a considerable sum on this extension.

 

[freddiemercurystwin]

If the error is consistent with the external dimensions then It's likely only a poor quality workmanship issue ie he's miss-measured the foundations/walls or both. Building Control or a surveyor will not care. Is it brick or rendered on the outside? How has the roof worked out, does that look OK? Any photos of the build as it was going up?

 

[Jazz1966]

Thank you for your reply. The roof looks ok but he has had to cut tiles to make themfit.

 

[Jazz1966]

Tiles on lower extension look like this.

 

[cdbe]

Jeeze! Best off just studding it out inside to square it up. Hopefully no window in that wall?

 

[Scally-Ho]

What about the plans/drawings? Did that show a fully square construction or has it been formed to match a sloping boundary?

 

[^woody^]

Building inspectors do not check quality of the work. People think they do, but that's not their job.

If that has not been designed like that, and not built to the design plans, then it's bad work and a contractual issue - it is not up to the standard a client would expect, and a builder would be required to meet.

As you have a final payment to make, then you should withold that until the issue is resolved. That may not mean knocking it down, but if you do go with the suggestion of squaring off the internal space, then there is a cost to that and also a loss of the room area you were expecting - and paying for.

Most importantly, check that the out of square wall is not further out than the planning permission allowed, or nearer the boundary than building regulations or party wall issues permit - otherwise you have potential legal and sale-time issues.

 

[Jazz1966]

Jeeze! Best off just studding it out inside to square it up. Hopefully no window in that wall?

Yes there is a large window in that wall

 

[Jazz1966]

What about the plans/drawings? Did that show a fully square construction or has it been formed to match a sloping boundary?

The plans and building control show a fully square construction.

 

[Jazz1966]

Building inspectors do not check quality of the work. People think they do, but that's not their job.

If that has not been designed like that, and not built to the design plans, then it's bad work and a contractual issue - it is not up to the standard a client would expect, and a builder would be required to meet.

As you have a final payment to make, then you should withold that until the issue is resolved. That may not mean knocking it down, but if you do go with the suggestion of squaring off the internal space, then there is a cost to that and also a loss of the room area you were expecting - and paying for.

Most importantly, check that the out of square wall is not further out than the planning permission allowed, or nearer the boundary than building regulations or party wall issues permit - otherwise you have potential legal and sale-time issues.

I am at a loss. Squaring would make the room smaller, something my wife does not want me to do. I think he subcontracted the external walls to someone else, but I feel that that is not my problem; it's his issue to resolve. Also, squaring the room would mean ripping out and reinstalling the window.

 

[Jazz1966]

I am at a loss. Squaring would make the room smaller, something my wife does not want me to do. I think he subcontracted the external walls to someone else, but I feel that that is not my problem; it's his issue to resolve. Also, squaring the room would mean ripping out and reinstalling the window.

"Most importantly, check that the out of square wall is not further out than the planning permission allowed, or nearer the boundary than building regulations or party wall issues permit - otherwise you have potential legal and sale-time issues."

The problem is the opposite. One wall is flush with the main house. The other is around 10 inches back from where it should be.

 

[stevie888]

You must have employed the dumbest builder on the planet!

You're saying the errant wall should be a straight continuation of the back wall? I'd like to think my (old) eye would pick up a deviation nearer 10mm than 10 inches!!

It's a great shame it's so late in the day being picked up: it would have been obvious at DPC level which would have had a BC inspection. Whilst Woody is correct in saying it's not BC's job to pick up on this kind of thing, I would be very disappointed that they didn't:: private BC?

What to do though: I would not accept it as is or the squaring up bodge, especially as SWMBO has spoken so really it needs to be part demolished, A lot is going to depend on how well your builder likes his reputation.

 

[Jazz1966]

You must have employed the dumbest builder on the planet!

You're saying the errant wall should be a straight continuation of the back wall? I'd like to think my (old) eye would pick up a deviation nearer 10mm than 10 inches!!

It's a great shame it's so late in the day being picked up: it would have been obvious at DPC level which would have had a BC inspection. Whilst Woody is correct in saying it's not BC's job to pick up on this kind of thing, I would be very disappointed that they didn't:: private BC?

What to do though: I would not accept it as is or the squaring up bodge, especially as SWMBO has spoken so really it needs to be part demolished, A lot is going to depend on how well your builder likes his reputation.

I chose a private BC inspector. It is one of the largest companies in the Midlands.

 

[freddiemercurystwin]

Private or LABC, this is not their issue. Though some private inspectors are next to useless.

 

[Deluks]

That floorboard is not offset by 10 inches. They are approx 24" wide, it looks more like 4".