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My wife and I have been considering a loft conversion for a number of years. However, we never seemed to have sufficient money. We got a few quotes which were way beyond your budget.
However, last year with the maturity of some insurance policies we found ourselves in a position to reconsider. In January we had some windows in the house replace and also a new front door. We were reasonably happy with work. Later in the year, June time, we discussed with the same company, who also apparently specialised in loft conversions, the possibility of them doing the work. The price they quoted was fairly high but similar to other quotes we had. We signed a credit agreement with Barclays Partner Finance for £40,000 and paid a deposit of £6000. We paid a further £2,000 for an alteration that would give us 2 bedrooms rather than 1. We were perhaps a little naive and we were both working full time so we let the builders get on with it. They suggested a timescale of 4 -5 weeks. We thought it would be great to have work completed so quickly. We had seen neighbours conversion take months.
The work was subcontracted to a builder who specialised in loft conversions in the Bournemouth area. He's had an entry on CheckATrade for 9 years. He had numerous good testimonials with only a couple of poor ones.
He brought his works from Bournemouth had put them up at local Holiday Inn. Scaffolding went up and work was scheduled to begin first week of August. It was delayed by a week which was not a problem to us. As the work progressed there was the usual dust and disruption. At the same time he carried out some work in an extension creating a bedroom and bathroom. Whilst there were some minor problems with this there is no dispute over that work.
When the work was fairly complete a friend was able to climb a ladder into loft and I was able to take a couple of photos, mainly for interest. I have Parkinson's so ladders are not advisable. A few days later, once a staircase had been fitted, I was finally able to access my new domain. At first it simply appeared a little smaller than I expected. I examined the architects drawing that had been emailed to me. I made best efforts to compare measurements from drawing to site and was not happy that by my estimation we were losing something like .9 metre off the one bedroom. There was also a suggestion of roof sagging at front where two velux windows had been installed. I challenged builder and eventually they pecks some more space from sides of dormer but would not move walls further out. This meant there was a space of about 45 cm between inner and outer dormer walls. The justification being that the builder did this for improved weather protection. We also had disagreement about a shower tray and basin in the tiny bathroom.
We received an email the following day to say that builder would be finishing work and building inspector would arrive to sign off. In addition we were to sign acceptance note to release funds from Barclays. At tis point we realised that the moment we signed and released funds we would have no chance of getting anything further done. We informed builders rep that we would no release funds and that they were not to come back into house.
One of the builders employees was unhappy with the standard of work he was expected to carry out and was able, privately to remove plasterboard from both sides of dormer. Through both sides we were able to see daylight. A carpenter friend pointed out that stairway was not properly built. We brought in an architect to look the work over and also a structural engineer. The architect's first comment was that the stairway would not pass building regs. The inspector was employed by a private company. The engineer and architect were both obtained from web site.
We had a number of discussions with the representative of the contractor. He was also on good terms with sub-contractor. Who offered to fix everything, even to extend the loft further towards back of house. Everything would be done 'within reason'.
I began to try to obtain more information. At the request of engineer I requested a copy of the structural drawings and calculations for the work. The house was built in 1906 and has had substantial work in the past. The engineers report was sent in full to contractor. The contractor has never, despite a number of requests, supplied the structural calculations. Conversion with building inspector revealed he had asked for them as well and never received them. That was about November 16th 2015.
We have asked Barclays, under section 75, to refund deposit. We have also copied claim to Ombudsman after Barclays refused first request. We have tried again and will send them second engineers report which should have more evidence as we were able to get a builder to open up floor, ceiling and walls to see how they were constructed.
We have numerous photos of various aspects. We had to get a builder to stabilise the roof at front during which we found a substantial wooden frame had been removed, as expected, but replaced with plasterboard, not expected. I will wait for second report before `i say what else has been found to be missing.
Every time i looked at the work it seemed something else was discovered that was wrong. The overall impression is that in their haste to complete the work they took short cuts and were also very shoddy. There was little or no evidence of pride in the work. Screws were not fully driven into wood. Wood was split as pilot holes had not been driven. Rafters appear to have been supported by a lintel, in room below, which was cracking and needed replacing urgently. There was evidence of rot which should have been dealt with even if it required additional expense.
I need to contact the contractor again to ask what he intends to do. There is no way he is coming back into house. If he doesn't have structural drawings then he is not able to carry out any work.
The building inspector has been invited to examine the opened up areas. I am in the process of trying to identify a solicitor with the relevant experience of building disputes and dispute resolution procedures.
It is possible that the contractor may decide to go into liquidation. However, they mentioned three company names, all same group, in correspondence. The sub-contractor appears to have tied himself into main contract by supplying a written description of the work on head paper from main contractor. The written description has some major difference from the conversion as actually completed with no contract variation to support them. For instance it states there will be two windows, one in bedroom and one in bathroom. The bathroom has no window. The only way it could have a window would be if the loft extended the full length of the house and the bathroom was above existing first floor bathroom.
However, last year with the maturity of some insurance policies we found ourselves in a position to reconsider. In January we had some windows in the house replace and also a new front door. We were reasonably happy with work. Later in the year, June time, we discussed with the same company, who also apparently specialised in loft conversions, the possibility of them doing the work. The price they quoted was fairly high but similar to other quotes we had. We signed a credit agreement with Barclays Partner Finance for £40,000 and paid a deposit of £6000. We paid a further £2,000 for an alteration that would give us 2 bedrooms rather than 1. We were perhaps a little naive and we were both working full time so we let the builders get on with it. They suggested a timescale of 4 -5 weeks. We thought it would be great to have work completed so quickly. We had seen neighbours conversion take months.
The work was subcontracted to a builder who specialised in loft conversions in the Bournemouth area. He's had an entry on CheckATrade for 9 years. He had numerous good testimonials with only a couple of poor ones.
He brought his works from Bournemouth had put them up at local Holiday Inn. Scaffolding went up and work was scheduled to begin first week of August. It was delayed by a week which was not a problem to us. As the work progressed there was the usual dust and disruption. At the same time he carried out some work in an extension creating a bedroom and bathroom. Whilst there were some minor problems with this there is no dispute over that work.
When the work was fairly complete a friend was able to climb a ladder into loft and I was able to take a couple of photos, mainly for interest. I have Parkinson's so ladders are not advisable. A few days later, once a staircase had been fitted, I was finally able to access my new domain. At first it simply appeared a little smaller than I expected. I examined the architects drawing that had been emailed to me. I made best efforts to compare measurements from drawing to site and was not happy that by my estimation we were losing something like .9 metre off the one bedroom. There was also a suggestion of roof sagging at front where two velux windows had been installed. I challenged builder and eventually they pecks some more space from sides of dormer but would not move walls further out. This meant there was a space of about 45 cm between inner and outer dormer walls. The justification being that the builder did this for improved weather protection. We also had disagreement about a shower tray and basin in the tiny bathroom.
We received an email the following day to say that builder would be finishing work and building inspector would arrive to sign off. In addition we were to sign acceptance note to release funds from Barclays. At tis point we realised that the moment we signed and released funds we would have no chance of getting anything further done. We informed builders rep that we would no release funds and that they were not to come back into house.
One of the builders employees was unhappy with the standard of work he was expected to carry out and was able, privately to remove plasterboard from both sides of dormer. Through both sides we were able to see daylight. A carpenter friend pointed out that stairway was not properly built. We brought in an architect to look the work over and also a structural engineer. The architect's first comment was that the stairway would not pass building regs. The inspector was employed by a private company. The engineer and architect were both obtained from web site.
We had a number of discussions with the representative of the contractor. He was also on good terms with sub-contractor. Who offered to fix everything, even to extend the loft further towards back of house. Everything would be done 'within reason'.
I began to try to obtain more information. At the request of engineer I requested a copy of the structural drawings and calculations for the work. The house was built in 1906 and has had substantial work in the past. The engineers report was sent in full to contractor. The contractor has never, despite a number of requests, supplied the structural calculations. Conversion with building inspector revealed he had asked for them as well and never received them. That was about November 16th 2015.
We have asked Barclays, under section 75, to refund deposit. We have also copied claim to Ombudsman after Barclays refused first request. We have tried again and will send them second engineers report which should have more evidence as we were able to get a builder to open up floor, ceiling and walls to see how they were constructed.
We have numerous photos of various aspects. We had to get a builder to stabilise the roof at front during which we found a substantial wooden frame had been removed, as expected, but replaced with plasterboard, not expected. I will wait for second report before `i say what else has been found to be missing.
Every time i looked at the work it seemed something else was discovered that was wrong. The overall impression is that in their haste to complete the work they took short cuts and were also very shoddy. There was little or no evidence of pride in the work. Screws were not fully driven into wood. Wood was split as pilot holes had not been driven. Rafters appear to have been supported by a lintel, in room below, which was cracking and needed replacing urgently. There was evidence of rot which should have been dealt with even if it required additional expense.
I need to contact the contractor again to ask what he intends to do. There is no way he is coming back into house. If he doesn't have structural drawings then he is not able to carry out any work.
The building inspector has been invited to examine the opened up areas. I am in the process of trying to identify a solicitor with the relevant experience of building disputes and dispute resolution procedures.
It is possible that the contractor may decide to go into liquidation. However, they mentioned three company names, all same group, in correspondence. The sub-contractor appears to have tied himself into main contract by supplying a written description of the work on head paper from main contractor. The written description has some major difference from the conversion as actually completed with no contract variation to support them. For instance it states there will be two windows, one in bedroom and one in bathroom. The bathroom has no window. The only way it could have a window would be if the loft extended the full length of the house and the bathroom was above existing first floor bathroom.
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