Cracks in exterior walls of extension - where to start ?

Hi,

I have this high ceilinged single storey living room extension which I had built 8 years ago. Builder provided his own architect (qualified - also extremely elderly) to do plans etc.

The builder turned out to be as tricky and evasive as they come.

It now has cracks in interior walls. Just found some on exterior also. Appears to be subsiding on on particular corner.

I am guessing the foundations are sinking. I had previously had it looked over by a surveyor who said it would probably be ok. However its clear to me that the place is on the move.

The house is insured (hefty subsidence premium on the brand new policy sigh).

Can anyone advise me what is the most sensible way of dealing with this.

Any solution relying on the original builder will probably yield little, he has never returned a call or answered the phone etc.

I really just want the issue sorted out with as little cost as possible but I realise its probably going to hurt big time. Last thing I need is for it to collapse on the family ! So where to start - should I just ring the insurance company ? Might they tell me its nowt to do with them ?


Many thanks.

Was nothing evident before this point in time?
Or was it that you just hadn't noticed them before?
If not there may be a catastrophic collapse imminent.

There are several different routes forward for this project.
All involve at some point appointing a Design Team (Arch + Eng) to open up to inspect.
Unless you do this you cannot identify the substantive issue on which any case must be based

Solicitors letters by themselves will not sort out the problem with a reluctant and possible incompetent contractor.
Seeking a Court Order can only be done after the matter has been investigated and you can itemize the work to be done.
The Court will not issue an order and may dismiss the entire case if you seek a vague Order - it must be specific - time, dates, tasks, etc.

If you intend to take this legal, be careful what you say here.
If you want to tease this out, ask away and I will try to assist up to a point.
However there is a point where you need to act to mitigate your loss and other properties any be affected.
At that point I will withdraw from offering advice and suggest that you must bring in the professionals to inspect in real life.


ONQ.

[broken link removed]

All advice on AAM is remote from the situation and cannot be relied upon as a defence or support - in and of itself - should legal action be taken.
Competent legal and building professionals should be asked to advise in Real Life with rights to inspect and issue reports on the matter at hand.

Many thanks ONQ. Appreciate it.

There were indications before (none external) internally in the odd bit of cracked plaster and gutter draining wrong way and so I sought advice.

Was told by 2 (different) builders plus the surveyor (who produced a report) that it was natural settling. Edit: It could still be settling I suppose, just at different speeds....

I am very hesitant to try to go the legal route here as I doubt it will be productive.

If the house is developing cracks on the exterior walls I wonder are my insurance company going to be of any help ?

Also how would I go about finding a Design Team ?

Its easy to ignore the issue but I'd rather have some sort of plan and know what sort of options there are. Main concern really is to know how/ whether I can fix it before it/ if it becomes a necessity.

Regards

As ONQ said, you need a structural engineer to do an inspection before you proceed with any other route.. eight years ago does mean it will be difficult to get a contractor to cough-up.

In hindsight YOU should have had your own professional looking out for your interests and not an arch employed by the contractor. You should also have gotten a certificate stating the building was built in accordance with the current regulations of that time and also a Section 5 Declaration on exemption.

ps is there issues with subsidence in your area?

No subsidence in the area AFAIK.

Ok so structural engineer the next step ?

Can anyone recommend one to me ?

Edit: I will check for the certificate, pretty sure bank needed one before handing money over.

Regards

You're very welcome SemperFi

Below is a summary of what could occur.
This is not what WILL occur, it could be a lot simpler.
Here is the method used on several properties in my experience.

----------------------

Appoint your building professional, preferably someone with experience of dealing with this
If the worst comes to the worst, you need someone who can work with your legal team to
- prepare submissions for Arbitrators and/or the High Court and
- give convincing sworn testimony.

Things don't always come to that, but you need to start off on the right foot.

Typically the starting point is an architect or engineer, but one usually invokes the other.
This is because of the limitations of their respective professional competences and the fact that buildings are about Structure + Everything Else!
The other reason is that an overall Opinions of Compliance should be sought by you in relation to a building or its remediation, not just an Engineers Certificate.

----------------------

The architect can advise you ion appointing other professionals for specialist advice if required.

What specialist advices might be needed, albeit not all may be required for a small job?

To cost the remedial works you need to -

- identify the defect
- survey the location.
- identify the source of the defect
- proposed remedial works to repair the defect
- cost these remedial works
- cost the fees for the works

The latter may be time or package based - percentage cost based on areas may be irrelevant.

A Party Wall issue for example may require a chartered surveyor to survey the area.
A Quantity Surveyor will advise on the building costs.

The above issues when assessed will be used to give you the estimated cost for repairing your building.

----------------------

You do not want a re-occurrence.
You need to retain competent professionals.
These will normally include an architect and an engineer.

The engineer is competent to offer specialist advice on structures ONLY.
Both architect and engineer should offer certification of the new works - few do this.

A quantity surveyor may be needed to assist in drawing up the tender documents and preparing an independent cost estimate for the work.


----------------------

Additional costs may arise from adjoining properties.
The defective work may have affected them and they may need remediation too.
They may be obliged to appoint their own building professionals and you may be liable for this cost.

It may also be the case that they may become simply become concerned.
If they decided to appoint their own building professionals to monitor your work, you may become liable for their costs.

----------------------

There is the possibility that the builder acted in good faith.
The defect could arise from faulty materials supplied to the site.
Below strength concrete or hardcore for foundations withe pyrite in it.

The new defect could arise from bad ground i.e. unknown ground conditions.
It could arise from groundwater movements affected by new works remote from you.
It could arise from excavations on an adjoining site directly removing support from you.
It could arise from settlement of substructures following last Winter's deep frost penetration.

From start to finish, this needs to be recorded, photographed and minuted to all affected or involved parties.

Don't assume anything and investigate all possibilities.

----------------------

ONQ.

[broken link removed]

All advice on AAM is remote from the situation and cannot be relied upon as a defence or support - in and of itself - should legal action be taken.
Competent legal and building professionals should be asked to advise in Real Life with rights to inspect and issue reports on the matter at hand.