Afraid not, bought it new 2 years ago so the builders responsibility has ended and it’s LABC for next 8 years. They are to be fair unless. I thought the builder would just say I will take a look and see if anything obvious for you but it’s become apparent to the 60 home owners on the small development that he is a real peanut. Worried it’s doing some serious damage to the timber frame behind.
Water from behind Mastic
- Thread starter Tripster
- Start date
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Mr Celine
Discordian
- Location
- Waxing my moustache
What's the outer leaf actually made of? (blocks, bricks or something else) Are there any cavity vents?
Brick with timber frame. It has a membrane which cannot be punctured from inside otherwise it effects integrity of the house.....so they say.
Mr Celine
Discordian
- Location
- Waxing my moustache
^^ A cavity vent. This is a 35 year old timber frame house (with 35 years worth of cobwebs on the outside) and is in Scotland where building regs have always been different and have changed over time. But newer houses up here have a lot more of these vents, usually above the lower cavity firestops and below the upper ones. (Note that the position of the vent in my photo suggests that there isn't a firestop at the top of the cavity. Cowboy builders are everywhere!) There is also a plastic membrane behind the plasterboard.
Ah Im with you. Have vents all around bottom of house like old fashioned air bricks.
Nothing like that in your pic. House is almost all rendered
TissoT
Guru
- Location
- The Home of British cycling
I would call a building Surveyor and get a report it will be worth it in the long run.So after the seriously heavy rain yesterday the water dripping has begun again, took 4 dry days to stop before,
No obvious signs of a hole or water getting in from bedroom window above.
Contacted arse builder and he said first two year warranty ended that same day so go to LABC and don’t contact us from now on for anything
LABC are terribly slow to respond, take months to investigate a claim and £1000 excess on a claim so basically worthless. They also say that we are liable for any further damage if we fail to make good anything prior to outcome of the claim
Im thinking of having it investigated independently but don’t know if I need a builder or speak to the company that did the rendering with warranty. It’s not the rendering though I guess....
Any advice most welcome.
I wonder if any of the neighbours have had a similar problem.
There is a residents facebook forum so I could ask wife to post a message and ask
TissoT
Guru
- Location
- The Home of British cycling
Its a good place to start
I suspect some one may have had a similar problem.
newts
Veteran
- Location
- Isca Dumnoniorum
There should be weep vents to release the water in the cavity tray, as previously suggested.
https://keystonelintels.com/weep-vents-stop-ends/
https://www.nhbc.co.uk/binaries/con...ays-to-rendered-walls-revised-march-2017-.pdf
'Weepholes are required where render is returned back onto the window/door frame at the head of an opening'
https://keystonelintels.com/weep-vents-stop-ends/
https://www.nhbc.co.uk/binaries/con...ays-to-rendered-walls-revised-march-2017-.pdf
'Weepholes are required where render is returned back onto the window/door frame at the head of an opening'
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newts
Veteran
- Location
- Isca Dumnoniorum
They may be able to retrofit weep vents & it should cure the issue.
Both the builder & NHBC inspector have failed to follow NHBC guidance/good practise.
It's normal for some water to penetrate the outer masonary leaf, it should run down the inner face of brick/block & should drain away harmlessly. In this case it's tracking across between the render & underside of the steel lintel & out at the window face. If the sealant joint between window & render hadn't failed it could have tracked across the lintel over the window head & shown a damp patch internally.
TissoT
Guru
- Location
- The Home of British cycling
This will be the detail on the timber framed first floor
I have work on timber framed buildings on and off for over 30yrs
They vary slightly depending on specification from the manufacture.
I have work on timber framed buildings on and off for over 30yrs
They vary slightly depending on specification from the manufacture.
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newts
Veteran
- Location
- Isca Dumnoniorum
The op's house has a brick/block outer skin, there will be a lintel & cavity tray?
TissoT
Guru
- Location
- The Home of British cycling
Op has confirmed its a timber framed building which I confirmed from the picture.
Ground floor outer skin is stone work and the first floor outer skin is Cement board with a K rend
If weep vents where needed LABC would of specified them which is part of the 25yr certificate
Op needs to contact LABC to try and solve the issue.
Logged a case with them on 26th Feb but they haven’t even started to review it yet. The K rend extends down to ground floor window and under lintel
