Creaking/Cracking ceilings

Fedup123

New Member
Hi
I have seen the threads below on this issue and I wondered if anyone had any success with a resilient layer? Our developer re-screwed the floors, tightened/checked noggins. It has reduced the creaking upstairs but made no difference to cracking noise downstairs, the developer doesn't want to do anymore and the warranty holder has suggested resilient flooring.
Also can anyone recommend a specialist surveyor with experience of this issue who can help us find a resolution?
Thanks
 

Fedup123

New Member
Hi

Just bumping this question. Our Warranty holder Homeproof (Aedis) have now changed their minds and said that the ceiling making loud cracking noises when someone walks upstairs is not covered under their warranty and they and the builder are not liable as they are happy it was to building regs. I will add they've not even come out to see what the problem is and taken the developer at his word.

The house is less than a year old - who is liable then for this?

Can anyone advise a good surveyor who can help us or do we need to get the ball rolling with legal advice?

Many thanks
 

new build inspector

snagging inspections 01788 494400
builder is responsible for everything in the defects liability period ..however YOU end up having to prove the problem before they will attend , and now youve have the warranty company say no ...it will be just that bit harder im afraid

you might want to get in touch with the joist manufacturer , and see if they will send a rep out ...if he can confirm the joists are badly fitted the builder or a court will have to take notice

search resilient bars on the internet .....this is a common problem and they for some appear to solve the problem
 

Fedup123

New Member
Hi

Thank you for replying - but sorry I can't access your video as it is a private group.

It is amazing that the warranty holder has made the decision that it doesn't fall under 'Major Damage' as per their policy, despite a Surveyor/Engineer not making a visual inspection of the joists or flooring etc. So we will need to get someone to do this and at some point to get legal advice to see if the builder is in breach of contract under snagging if it isn't major damage,

Can you advise how would I get the information about the joist manufacturer? Also can I get a schedule of what and when was checked under Building Regs - it was LABC who did the inspection? I hear varying things about resilient bars and this differs from the NHBC advice in their joint statement - but we would need to know for certain what the issue was before undertaking such work.

If anyone can recommend a good surveyor with experience of this and legal advice I would be grateful!

I think that New Build Warranties will be the next PPI!!!
 

new build inspector

snagging inspections 01788 494400
ask the builder if you can ....or google builders name and type in joist supplier and see if anything pops up

or make a hole in ceiling ...many manufacturers will print their names on the joists

do you have home legal cover on your insurance ....might be worth utilising that option

finding a structural engineer to represent you will be difficult , i know because i have tried .....this is such a specialist thing
 

GG35

New Member
Hi there, I am having same issues with creaking/cracking ceiling which is driving me nuts.

I am still in 6 months into the defects liability period but the builder /developer has blocked my number and I have no way to get onto them. I am now considering shelling out my own money to do this as it is not liveable.

Do you know if we need a specialist, or would any builder be able to fix the issue?

Thank you so much.
 

new build inspector

snagging inspections 01788 494400
before you go spending any money ask builder one final time in writing

then if they will still not investigate make a claim with your warranty provider , tell them you are in dispute with the builder

if its NHBC ...use this link www.nhbc.co.uk/claims

if you want to talk things through call my office ..... speak to the girls , you wont get the hard sell , they will give you my number .....but i can give you the benefit of almost 20 years of inspecting new houses
 

Fedup123

New Member
A structural engineer has been out and he has said it is down to the joists being too wet and warping slightly so a resilient layer is needed. This is what the warranty holder said too. So not structural which is good in one way!
We are just waiting for his report then will write the builder one more time before seeking legal advice as we have this on our home insurance.
 

matiz2808

New Member
Hi all

@Fedup123 are you able to suggest how did you find the structural engineer to help you with this issue? I tried to get one to help with the same issue but I had many refusals. Did they have to open up the floor/celling to provide the opinion?

Thanks in advance!
 

Fedup123

New Member
Hi all

@Fedup123 are you able to suggest how did you find the structural engineer to help you with this issue? I tried to get one to help with the same issue but I had many refusals. Did they have to open up the floor/celling to provide the opinion?

Thanks in advance!
It is a nightmare, nobody wants to know. I just called a lot of people and eventually found a structural engineer who would help. I think because it was a small developer and not a big company they were willing to come out. In my case the floor didn't need to be opened as there were photos from where it was opened up before and because I got a copy of the drawings from the planning office.

Try these people below who may be able to provide a list of engineers who can help.

https://gpda.com/wp-content/uploads...-from-residential-timber-floor-structures.pdf
 

GG35

New Member
Hi @Fedup123 - can I please ask the steps you've taken to reach to this point?

When the creaking issue was first raised, did you builder come out to assess ? Did they make any holes in ceilings or lift the floors up to decide the floors need to be re-screwed?

At what point did you contact the warranty provider and with what reason/evidence?

Are you now having to pay for the structural engineer to inspect and remedy at your own expense?

I'm also in a small development. Wonder if it's the same sheisty thieves...

Thanks so much.
 

Fedup123

New Member
Hi sorry for the delay in response.

We have/had a number of snagging issues and after 5 months the Developer told us he wasn't going to do anything else so we wrote to the warranty holder and they told him he had to sort stuff out.

The Developer came out and listened to floors, agreed there was an issue and thought re-screwing would do it - no investigation. When it didn't resolve and the warranty holder said resilient layer the Developer said no and the warranty holder said sorry can't help as not structural even though we haven't inspected it and we are not structural engineers. You need to prove it is an issue with a Structural Report.

So yes we have paid for this ourselves. We will now go back to warranty holder and Developer and see what they say. Then consider our options. We can't afford to do the all work ourselves and don't why we should have to.

We are in the East of England and the Developer doesn't do many houses so not likely same people - just lots of sheisty thieves in new home building.....
 

GG35

New Member
Hi sorry for the delay in response.

We have/had a number of snagging issues and after 5 months the Developer told us he wasn't going to do anything else so we wrote to the warranty holder and they told him he had to sort stuff out.

The Developer came out and listened to floors, agreed there was an issue and thought re-screwing would do it - no investigation. When it didn't resolve and the warranty holder said resilient layer the Developer said no and the warranty holder said sorry can't help as not structural even though we haven't inspected it and we are not structural engineers. You need to prove it is an issue with a Structural Report.

So yes we have paid for this ourselves. We will now go back to warranty holder and Developer and see what they say. Then consider our options. We can't afford to do the all work ourselves and don't why we should have to.

We are in the East of England and the Developer doesn't do many houses so not likely same people - just lots of sheisty thieves in new home building.....
Thanks for the update, fellow sufferer...

I've been in dispute with the developer since May (when I moved in). They just do not answer. It is incredibly frustrating. Through some digging, we found out that the same individuals (2 brothers) that are behind our development are registered in 77 different companies. They just create a new one for each new development then disappear. Not illegal but more tangled web for us to get through. Ugh.

I am yet to approach the warranty provider, so will do the same.

Have also been told by a builder that I get a Structural Report done - which is a pain. And hard to find someone who will answer their phone!

Our neighbours have written to the local MP and councillors. Perhaps something you can do too if you're looking for another avenue to implore action.
 

new build inspector

snagging inspections 01788 494400
niel blackwell

blackwell consulting is a great structural consultant ....he taught me about 25 years ago

based in northampton but does travel

look him up on the web ...if you have not found some one
 

Fedup123

New Member
I did contact the above and they said they couldn't help as it wasn't their area of expertise as they didn't think it was a structural issue.
 

new build inspector

snagging inspections 01788 494400
you might want to try some one local ....this is a very specialised area

in the past i contacted the manufacturer , they sent a technical sales rep ....he confirmed it was outside tolerances
 

Fedup123

New Member
We did in the end and have just had the report. Their view is that is it is the drying out of the joists and they are uneven and a resilient layer would reduce/resolve the issue. The developer I think will just ignore the report or say they don't have to do anything and the warranty holder will say it is not structural so nothing to do with them.

I feel so dispirited that we could be left with a up to 20K bill to resolve the issue ourselves. People say what a lovely new home you must be so happy and I just feel really sad that we've spent 800K and have this and other issues. Of course people have much more serious problems everyday....
 
Hi
I have seen the threads below on this issue and I wondered if anyone had any success with a resilient layer? Our developer re-screwed the floors, tightened/checked noggins. It has reduced the creaking upstairs but made no difference to cracking noise downstairs, the developer doesn't want to do anymore and the warranty holder has suggested resilient flooring.
Also can anyone recommend a specialist surveyor with experience of this issue who can help us find a resolution?
Thanks
Hi

You need to find out what adhesive was used. It is likely board adhesive are not compatible or that the wrong type of adhesive was used.
 
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