RSJ not needed, according to the builder-
HU-768402840
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HU-768402840
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The wall which was knocked down
No wall, just the remnant on the left
Is it bearing any load??
the remnant of the wall, on the right side
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Help please: whose fault?
Comments (8)Thank you everyone for your advice, I travel a lot with work so it's been very hard to keep on top of this, I'm home for a few months now as we are supposed to be getting other work on the house done, although I may have to put this on hold until the beam issue is resolved. Chief-brody, I have tried contacting the original structural engineer many times, but a formal registered letter is a good idea. Jen P, from the new structural engineer's report, it looks like the original one recommended the wrong size and yes, I am getting no where with the council, although they were very happy to take my money! Jonathan, my plan is to contact my insurance company, as this has gone on too long and I really need someone on my side! Gemma, I am hoping I don't have to go through the solicitors route but fingers crossed my insurance company can point me in the right direction even if I'm not fully covered. Waiting to see if the original builder turns up today!...See MoreSimple (?) knock-through. Will builders be able to quote?
Comments (4)Ellie, firstly get the names of some good builders your friends have used and with whom they have been happy and that they can recommend to you. In terms of pricing, do not assume anything - and do not assume the builder will automatically price for any particular item. One would expect a good builder to ask plenty of questions to understand the full scope of the works but I would advise that the best way to avoid any unforeseen costs or misunderstandings is to provide as much detailed information as you can at the outset. Your client brief is essential in ensuring you get what you want and that all the tendering contractors have included these items - and that they are all pricing on the same basis. Time taken before you sign the contract will save you a lot of money and stress later on....See MoreDesign/ Builders dispute
Comments (17)One further note on this one - be clear about what the problem is - there are 2 issues at play here: 1. obscuring the window. If the design was for it to be at the centre of the sash, then it looks like it's not too far off that, and lowering the roof a little will make only a tiny difference to the end result. 2. the planning contravention, and possible future enforcement action. Informing the planners of the extra height won't help the builder or architect resolve the issue. You should make it clear that you did not approve a taller extension than was designed, and seek written advice from your architect that they accept responsibility for instructing a taller design. They should also accept responsibility for any future consequences. They have a professional obligation to you as their clients, and if they are actually confident that the 'extra' height isn't a problem, they should be willing to put it in writing and accept the consequences. Incidentally, 12 months after completion an indemnity policy can be purchased, which would insure you against any enforcement action, but only if the planners have not been notified of the problem. 4 years after completion the work will become immune from enforcement action, and so it would cease to be a problem at all. The time window of risk is therefore relatively short. This of course does not excuse or condone the fact of it being built wrong. Finally, the height limit may well be open to interpretation, and often with planning rules you would measure from the 'natural ground level', which can vary, so it can be perfectly legitimate to measure from the highest 'natural' ground level to increase the actual overall height accordingly. Good luck!...See MoreBuilders quote! Advice needed
Comments (8)The RSJ installation could be £2500, the bifold will cost more than £3k plus steel and installation and could be significantly more depending on what they are made of. You might well need a structural engineer for £600. The kitchen installation is a £2/3k job. The electrics electrics could be £2k. The point is that if you break down all the work involved it is likely more than you are imagining and so if the £25k includes the cost of a kitchen it’s ok. Of course you are entitled to look for comparison quotes but at this busy time don’t delay and let an available builder get booked by someone else....See MoreHU-768402840
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last monthHU-768402840
last monthHi,
I went back to the builder and cross-checked, with the structural reportHe has come back with the following
What the engineers could not see was there is a double-sized joists running from the chimney to the outer wall.
Therefore it will not affect the house or the building regulations.
Please some more close up pics, enclosed within
The above three pics are of the wall attached to the chimney( inner side of house)
HU-768402840
last month
Jonathan