Hi everyone,
I need some advice if possible below is the background of the issue:
I have lived in the property (3 bed semi) since 2009 and have had a quiet/friendly relationship with my neighbours. Last year we decided on renovating the ground floor of the house and build a rear extension. Planning permission was approved in March and work was due to begin in mid May. Due to a million things going on at the time I failed to read about the party wall act and the fact we needed to give written notice to my neighbours even though we informed them verbally a week before we began works. They were fine with it due to the fact they were moving at the end of June.
The works which fell under the party wall act ( chimney breast removal ground floor & extension) were carried out in three weeks when my neighbours were out at work to minimise noise effecting them. Originally we planned on using gallow brackets for the chimney breasts being removed but I just felt they were insecure and got in a structural engineer to provide a report so we could use steal beams instead. Before, during and after these works building control came in to assess everything and were happy with the standard of the work. My builder was always on the phone to them when he required any sort of guidance. So from my perspective in terms of safety things were done correctly .
However during the fourth week I was reading through everything again and noticed the requirement of written notice and the party wall act. I immediately went to my neighbours and told them that due to my own fault I should have provided written notice and followed the act however if they perceive any damage caused I am more then willing to put it right out of goodwill and as a good neighbour even if it means I provide the services of a surveyor.
At this point things began to turn sour they came round a few days later saying that cracks have started appearing in their ceilings and that they don't know what my builders are doing implying that the builders, by drilling in to the wall at the front of the house have caused cracks to appear. I went round with my builder and he immediately said there is no way those cracks were caused by the drilling or the removal of the breasts. From my point of view those cracks were actually painted over and the paint was not cracked, there was no plaster on the floor . At this point he wouldn't let me look at the damage upstairs and got a bit funny. Obviously it became clear as they are selling the house they expected me to fix it up for them for free. I didn't argue and instead said I'll take care of it.
Last week on Friday a surveyor came over which I booked in conjunction with my neighbour to survey his property for damage. The surveyor didn't inform my wife he had arrived as I was at work so went straight to the neighbours property. He then walked in to the house after my builder opened the door and let my neighbour walk in with him referring to him as "his assistant".
Before this I had provided the surveying company with a copy of the original plans, the structural engineer's report, pictures of the works (before, during and after); however the surveyor was completely oblivious to this and had not even seen them. My neighbour after seeing the plans on the wall, then commented on the fact that your not supposed to use gallow brackets and that they don't use those any more to which the surveyor then said they are illegal and he doesn't know how our plans passed building regs.
The surveyor then started to comment on the fact that there are two steel beams resting on a wall at the rear of the property and that the foundations are not strong enough to support the load. however as he hadn't read the engineers report his remarks were void as the calculations for loads etc are clearly stated on the report which building control has seen and approved the work. I contacted building control and they told me straight that the surveyor was completely incorrect and gallow brackets can be used depending on the circumstances and that steel beams are preferable.
My wife and builder were adamant that this surveyor was not acting correctly or impartially. I raised this with the surveying company who said they will forward my concerns on to the surveyor who will contact me.
So my questions are considering I am to blame for the fact I failed to read about the party wall act and provide written notice( which I admitted to), have I conducted my self properly/done enough in an attempt to make things right and should I be worried that a surveyor I paid for appears to be acting impartially especially if two people noticed this.
I have attached a picture of the wall the surveyor complained about where we replaced the old concrete beam which was above the old patio doors with a steal beam and one end of the beams supporting the chimney breast is resting (for some reason picture is coming out as upside down).
As you can expect I am completely stressed out by this to the point it is started to affect my ability to sleep any advice would be appreciated.
I need some advice if possible below is the background of the issue:
I have lived in the property (3 bed semi) since 2009 and have had a quiet/friendly relationship with my neighbours. Last year we decided on renovating the ground floor of the house and build a rear extension. Planning permission was approved in March and work was due to begin in mid May. Due to a million things going on at the time I failed to read about the party wall act and the fact we needed to give written notice to my neighbours even though we informed them verbally a week before we began works. They were fine with it due to the fact they were moving at the end of June.
The works which fell under the party wall act ( chimney breast removal ground floor & extension) were carried out in three weeks when my neighbours were out at work to minimise noise effecting them. Originally we planned on using gallow brackets for the chimney breasts being removed but I just felt they were insecure and got in a structural engineer to provide a report so we could use steal beams instead. Before, during and after these works building control came in to assess everything and were happy with the standard of the work. My builder was always on the phone to them when he required any sort of guidance. So from my perspective in terms of safety things were done correctly .
However during the fourth week I was reading through everything again and noticed the requirement of written notice and the party wall act. I immediately went to my neighbours and told them that due to my own fault I should have provided written notice and followed the act however if they perceive any damage caused I am more then willing to put it right out of goodwill and as a good neighbour even if it means I provide the services of a surveyor.
At this point things began to turn sour they came round a few days later saying that cracks have started appearing in their ceilings and that they don't know what my builders are doing implying that the builders, by drilling in to the wall at the front of the house have caused cracks to appear. I went round with my builder and he immediately said there is no way those cracks were caused by the drilling or the removal of the breasts. From my point of view those cracks were actually painted over and the paint was not cracked, there was no plaster on the floor . At this point he wouldn't let me look at the damage upstairs and got a bit funny. Obviously it became clear as they are selling the house they expected me to fix it up for them for free. I didn't argue and instead said I'll take care of it.
Last week on Friday a surveyor came over which I booked in conjunction with my neighbour to survey his property for damage. The surveyor didn't inform my wife he had arrived as I was at work so went straight to the neighbours property. He then walked in to the house after my builder opened the door and let my neighbour walk in with him referring to him as "his assistant".
Before this I had provided the surveying company with a copy of the original plans, the structural engineer's report, pictures of the works (before, during and after); however the surveyor was completely oblivious to this and had not even seen them. My neighbour after seeing the plans on the wall, then commented on the fact that your not supposed to use gallow brackets and that they don't use those any more to which the surveyor then said they are illegal and he doesn't know how our plans passed building regs.
The surveyor then started to comment on the fact that there are two steel beams resting on a wall at the rear of the property and that the foundations are not strong enough to support the load. however as he hadn't read the engineers report his remarks were void as the calculations for loads etc are clearly stated on the report which building control has seen and approved the work. I contacted building control and they told me straight that the surveyor was completely incorrect and gallow brackets can be used depending on the circumstances and that steel beams are preferable.
My wife and builder were adamant that this surveyor was not acting correctly or impartially. I raised this with the surveying company who said they will forward my concerns on to the surveyor who will contact me.
So my questions are considering I am to blame for the fact I failed to read about the party wall act and provide written notice( which I admitted to), have I conducted my self properly/done enough in an attempt to make things right and should I be worried that a surveyor I paid for appears to be acting impartially especially if two people noticed this.
I have attached a picture of the wall the surveyor complained about where we replaced the old concrete beam which was above the old patio doors with a steal beam and one end of the beams supporting the chimney breast is resting (for some reason picture is coming out as upside down).
As you can expect I am completely stressed out by this to the point it is started to affect my ability to sleep any advice would be appreciated.
