Loft conversion concerns

[huwy123]

hi there,

Am in the process of having a loft conversion on my 1950s detatched house. I've come home from work and found a few problems causing me to worry!

1. A number of large horizontal cracks have appeared on the external walls. They don't appear to have come through to the inside of the wall but it is a cause for concern - is this settlement? You could get a £1 coin into some of the cracks

2. The builders have cleared not allowed for a chimney in their plans and have just smashed part of the chimney breast away in order to make a beam fit. We planned on using this chimney...

I'll take it up with the company tomorrow but would be interested to hear others views on the severity of these issues.


Cheers,
huw

Untitled

• huwy123
• 7 Aug 2014
• 1

Untitled

• huwy123
• 7 Aug 2014
• 1

Untitled

• huwy123
• 7 Aug 2014
• 1

Untitled

• huwy123
• 7 Aug 2014
• 1

 

[tony1851]

The large cracks in the pebbledash suggest they have hit the wall when installing the steel beam under the dormer front; careless workmanship - the brickwork (or blockwork?) should be re-built and not just pointed up as they will suggest.

It is a definite no-no to put a steel beam into a chimney - your building inspector should see that before it's covered in. Was the support detail of this beam shown on the plans? Are there in fact any plans? Or is this loft being done by a firm which does 'everything'?

You need to get a grip on this before it gets too far. If it's like this at this stage, there will be other problems in store

 

[freddiemercurystwin]

Or is this loft being done by a firm which does 'everything'?

Lets hope not!

 

[huwy123]

Thanks for the advice tony. They are a specialist loft conversion company that have been around for quite some time. I guess you could say they " do everything"

 

[huwy123]

I've had a look at "the plans" and they don't show the steel beam location at all

 

[freddiemercurystwin]

Are they using the Local Authority Building control or are they using their own private inspector? You need to find out.

Were any plans submitted to the Local Authority prior to the work commencing?

 

[huwy123]

They were using another company. I'm don't know if the plans were submitted.
Why do you ask? What else should I be worried about?

 

[freddiemercurystwin]

Unfortunately the all encompassing 'loft conversion specialists' generally have a poor reputation, they take you in on the proviso that they are the specialist when this is far from reality. The inspector is not really independent, he will be a regularly employed inspector by the builders and consequently will be loyal to them and not you. The fact that there wasn't even a beam on the drawing is telling. I would be asking them why the beam isn't on the drawings and asking where the structural engineers calculations are proving the beam is adequate. Jeez what a pickle but better to find out now before things get even more out of hand.

 

[huwy123]

Thanks for the advice. I'm trying to think how this can be fixed. Moving that steel is going to be very tricky. They've already put a dormer up. Dear oh dear.

 

[huwy123]

I've been thinking about this a lot. Do you think I should get independent advice?

 

[Justin Passing]

I'm not a builder but I've met enough incompetent people who do things to buildings to make me react strongly to something like this.
They've damaged your house by cracking that wall, and they've done damage to the chimney they apparently had no business inerfering with. The plans seem to be wrong. ??

Alarm- I'd want a hold on any further work until I was sure they know what they're doing. What accreditations does your builder have? Use them. Who (the hell) is in control? Is there an Architect/Structural Engineer? Is Building Control invoved? The last of those three would be the one I'd want on the phone immediately.
I think we'd all take a bet that the builder will want to tell you there's no problem and it's not his fault etc etc. His willingness to take down and rebuild the wall will be a key indicator!
I hope you get more guidance inc here but if not, call Trading Standards, Citizens Advice, a lawyer...
Hopefully you've not overpaid for the amount of work progress so far.

 

[freddiemercurystwin]

Find out from your builder if he has any calcs, if not say he must have them for the works to meet the Building regs, don’t be fobbed off by his answer that it’s all fine because he’s done loads before and his inspector always passes them! Unless he can produce some calcs by say Monday at the latest I would give a couple of structural engineers a call and get one round PDQ, try and speak with some small one man band’s as generally they’re a bit cheaper and you’ll also be talk straight to the organ grinder rather than a phone operator and waiting for a call back. (in fact I would do this today and try and organize it for Monday whatever he says). Explain you initially need an inspection (this’ll probably be about £100-150 first and then if required some steel beam calcs. Just be honest about your concerns.

As mentioned have you paid much up to now? You won’t know his reaction/attitude until you speak with him but better to find out now. Please keep us updated.