When is a snag not a snag?

[LauraS]

I've been in my new home for almost two years and have generally had most snags dealt with. These may seem minor compared with some things (although we had major plumbing and central heating problems at the start. They did fix them but we keep having more come up.

However, the site manager stopped dealing with us (probably he was too nice and too much was being sorted out) and we now have the construction manager answering snags - all of our neighbours have had problems with him as he is just downright rude and always tries to make out it is not a snag.

My latest list of snags include the handle on my bedroom door. Basically it just will not open or close the door so we have the potential of being trapped in the room or not being able to get in there, if a draught should blow it closed. Previously we had another door do this and it was fixed. the door handles become stiff and then just seize up completely and won't work. the developer is trying to tell us that this is general maintenance and not a snag. I've not lived in a new house before, but I have lived in houses up to 100 years old and have never come across door handles that simply become stiff and seize up.

2nd major problem is that 2 of my toilet seats have broken. They have broken at the hinge - one of them is an en suite that is hardly used (guest room). A piece just broke off when I was cleaning - and I don't clean that vigourously. The seats now don't stay up at all. If I'd bought toilet seats from e.g B&Q and they did this I'd be able to take them back as they are unfit for purpose. So can I get the developer to replace them? There has been no abuse, no reason why they would break, and why on earth 2 within days of each other - surely they have to be defective. Actually all the seats were on crooked and I had to force developers to straighten them, although the plumber (useless waste of space) said toilet seats couldn't be straightened and just came like that.

Spotlight in kitchen - I have repeatedly reported this as flickering a lot (any time and not when an appliance is working). Initially they checked it and said it was OK but if it kept doing it they'd replace it. bulb in it has blown twice while all the others have been fine. They told me that if it continued then the fitting was defective. Now they say there is nothing wrong with it, but the electrician did say that a part of it might need replacing. Since they checked it over, a different spot has fallen out of its older and has been hanging from the ceiling for over a month - I told them abut it immediately.

Garage doors - before we moved in these were on the snag list. They don't open completely unless you use brute force. I have asked them repeatedly to sort them out.

So what constitutes a snag and what is actually maintenance?
How do I get the developers to fix these problems?

Am I too late to get the snagging checklist and present them with snags or do I still have time to do that. I've looked at pictures of gaps in pointing - I've been told they are nothing, but now I wonder if they are areas where water could seep in?

All help gratefully received.

[SteveR]

I've been in my new home for almost two years and have generally had most snags dealt with. These may seem minor compared with some things (although we had major plumbing and central heating problems at the start. They did fix them but we keep having more come up.

However, the site manager stopped dealing with us (probably he was too nice and too much was being sorted out) and we now have the construction manager answering snags - all of our neighbours have had problems with him as he is just downright rude and always tries to make out it is not a snag.

My latest list of snags include the handle on my bedroom door. Basically it just will not open or close the door so we have the potential of being trapped in the room or not being able to get in there, if a draught should blow it closed. Previously we had another door do this and it was fixed. the door handles become stiff and then just seize up completely and won't work. the developer is trying to tell us that this is general maintenance and not a snag. I've not lived in a new house before, but I have lived in houses up to 100 years old and have never come across door handles that simply become stiff and seize up.

2nd major problem is that 2 of my toilet seats have broken. They have broken at the hinge - one of them is an en suite that is hardly used (guest room). A piece just broke off when I was cleaning - and I don't clean that vigourously. The seats now don't stay up at all. If I'd bought toilet seats from e.g B&Q and they did this I'd be able to take them back as they are unfit for purpose. So can I get the developer to replace them? There has been no abuse, no reason why they would break, and why on earth 2 within days of each other - surely they have to be defective. Actually all the seats were on crooked and I had to force developers to straighten them, although the plumber (useless waste of space) said toilet seats couldn't be straightened and just came like that.

Spotlight in kitchen - I have repeatedly reported this as flickering a lot (any time and not when an appliance is working). Initially they checked it and said it was OK but if it kept doing it they'd replace it. bulb in it has blown twice while all the others have been fine. They told me that if it continued then the fitting was defective. Now they say there is nothing wrong with it, but the electrician did say that a part of it might need replacing. Since they checked it over, a different spot has fallen out of its older and has been hanging from the ceiling for over a month - I told them abut it immediately.

Garage doors - before we moved in these were on the snag list. They don't open completely unless you use brute force. I have asked them repeatedly to sort them out.

So what constitutes a snag and what is actually maintenance?
How do I get the developers to fix these problems?

Am I too late to get the snagging checklist and present them with snags or do I still have time to do that. I've looked at pictures of gaps in pointing - I've been told they are nothing, but now I wonder if they are areas where water could seep in?

All help gratefully received.

Hi,

Assuming you have an NHBC warranty, then the builder is liable for all defects for the 1st 2 years (from the date of completion).

I would say that the door handle, garage door and kitchen light problems all constitute snags. If the light flickers and replacing the lamp doesn't fix it, then it's a defective fitting in my opinion. Similarly, lights shouldn't be falling out of the ceiling.

The issue with the toilet seats is less clear though. It may well be a faulty batch, or poor fitting that has caused them to break, but proving that would be extremely difficult. I think you should push the builder for replacements, but if they are insistent that they won't fit new seats you might have to sort this issue yourself. In short, you could argue but it would cause more stress and possibly expense than it's worth.

Hope that's some help.


Steve

[SteveF]

Hi Laura

I'm with Steve on this one. If the Builder fails to respond the write to the NHBC requesting they assist with resolution.

SteveF