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General: New Extension built without Insulation! Who pays to put it right?

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    I've just looked at a 4 room extension which doesn't seem to have any cavity wall insulation - at least where weve drilled some holes. It's maybe 5 -6 years old and the seller provided the buyer with a Building Control completion Certificate for the work.

    I struggle to see how the previous owner and/or their builder could have done this without the knowledge of the Building Inspector assigned to the job.

    Does the new owner have a claim for liabity against the Council?
  2.  
    I don't know what the rules are re 'transferability', but I certainly think the original owner would have had a claim. It's been signed off as complying the regs, and without insulation (I take it there's no IWI?) it could not comply.
  3.  
    Again I'm unsure, but recall heresay leading toward BC having some small print which remove any reasonablilty
    for anything they do.
    Much like a House buyers £800 'professional full survey' , not worth a toffee.
    Hurrah for public accountability and the world of box ticking paper tigers
    My experience of BC officers is many ( not all ) have little interest in anything to do with quality installation of insulation. Many seems bewealdered when I do anything above that required by B regs, such as 3G or additional insulation.
  4.  
    Thanks chaps.

    No internal insulation - just brick outer, thermalite block inner and blob and dob
  5.  
    James Ingram said:

    ''My experience of BC officers is many ( not all ) have little interest in anything to do with quality installation of insulation. Many seems bewealdered when I do anything above that required by B regs, such as 3G or additional insulation''

    Yes, but this isn't 'quality installation of insulation', it's none at all!

    Mike, at very least I would refer it to the relevant BCO for their comment (after checking that it was LA, not independent BCO)
    • CommentAuthorColly
    • CommentTimeSep 12th 2012
     
    The inspection of wall insulation is not a statutory building control inspection, and in all likelihood the BC officer never had a opportunity to inspect it. its possible the BC inspector was only on site perhaps as little as 3 times. As far as he could probably reasonably ascertain it appeared to comply at the time of issue of the certificate. .

    You would be difficult to prove the BC officer or the council was negligent in order to get a claim from the council.

    IMO the previous owner who caused the work are at fault.
  7.  
    Thanks Colly

    That seems a very logical response and I think you may well be right , particularly about proving liability. On my jobs however (in the same area) the BC always insists on seeing the insulation at regular intervals. This is two storey extension, two rooms up two rooms down with three of the four walls being external. Lots of oppertunities for all those involved to see what was going on. That's why i'm so cynical about it.
  8.  
    Mike said: ''On my jobs however (in the same area) the BC always insists on seeing the insulation at regular intervals. ''

    OK, a lot of my jobs are *purely* insulation, so maybe I am spoiled, but BCOs always tell me what they want to see at what stage, and we tailor visits accordingly. I am surprised given the importance of AD L that they wouldn't have asked to see at least a sample of what was going in and how (maybe you've not found the 'sample', Mike - and they just didn't do the rest!!)
    • CommentAuthoran02ew
    • CommentTimeSep 13th 2012
     
    Posted By: CollyThe inspection of wall insulation is not a statutory building control inspection, and in all likelihood the BC officer never had a opportunity to inspect it. its possible the BC inspector was only on site perhaps as little as 3 times.


    I would have thought a visit at wall plate would be statutory, where any cavity issues would become clear.


    Posted By: Mike Georgeat least where weve drilled some holes.


    Have you considered they may have used cavity bubble wrap(Alreflex2L2 or simular) if you’ve only drilled a small inspection hole expecting to see PUR pulling back through on drill bit, that wouldn’t happen with this product. Maybe strip a couple of tiles and have a look at the wall plate. I think BCO would have asked for whatever insulation was used must be extended to WP.
  10.  
    Could there be some rigid board floating around in the cavity being pushed away by the drill....?

    Check approved drawings, check with BCO.

    Home information pack?

    J
    • CommentAuthorCWatters
    • CommentTimeSep 13th 2012
     
    I doubt the current owner has a come back against anyone. Even their own surveyor won't have been able to spot this.

    See these devices..

    http://www.ebuild.co.uk/community/topic/11242-think-what-you-could-do-with-this/

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