My new-build property is still being built and the completion date has now been delayed twice.

Was just wondering if any of you had experienced similar problems when purchasing a new-build.

For those now living in new-builds- were there any probs (dodgy workmanship etc) with the property? If so, did the building company satisfactorily sort these problems out for you? Have you ever needed to contact the NHBC and if so, were they of any help?

Thanks

Lib1

Hiya
I bought a new build about 5 years ago. We had a 6 month delay, then the day of the "check" which was the day contracts were exchanged so no time to do anything (or am I cynical) there was so much wrong with the house. The promised on a number of occasions to put things right but people would never turn up on time. It took about eighteen months to get everything by which time I was getting divorced, selling up and moving on!
I wouldnt buy new again but good luck with yours!

I bought new 6 years ago and would definitely do it again.

There were no problems on the completion and everything went to plan.

Yes there was a lengthy snagging list but everything was sorted when they said it would be. We were one of the first families to occupy so the builders were on site for a good 18 months afterwards which meant that they were always accessible. I suspect that it may not be as easy to get them around when they have left site.

Infact I have been super impressed by this builder as they have helped us out years after we moved in eg we lost some of the window keys and after a phone call replacements were promptly posted to us.

We haven't really had much wrong with our house (3 years old). A couple of boiler problems and the odd bit of plaster coming away from the nail heads, all easily dealt with by Gleesons.

The one problem we have had, is with our driveways. For the last 18 months we have had to live with a solid 10' high fence about 6' in front of our houses while the building works carry on, on the other side.
We have had hardly ANY feedback from NBH or Gleesons and it took the threat of going to the press to get a meeting with them. That was some time ago and they are only just starting our driveways now. This is going to take another 8 weeks to complete though :(.

Ta for your feedback.

I'm trying to create my own 'snagging list'. If you have had problems with your new-build, could you please tell me the types of problems that you had. I've already listed things such as making sure windows and doors shut/open properly, testing plug sockets and lights, making sure taps work, making sure electrical appliances work, checking out craftsmanship (e.g. cracks in plastering, dodgy paintjobs etc)...

When my list is complete, I will make the snagging list available to anyone that wants it. Just send me a pm and I will email it to you.

Thanks a lot,

Lib1

The things you have on your list so far all sound very sensible.

I would add one thing though: check that light switches and sockets are straight on the wall. This might sound daft, but I missed several wonky switches/sockets on our snagging day and 7 months later they are driving me mad!

Although we were very careful to heat the house slowly and ventilate it well, we still have lots of cracks appearing in the paster and a window that is trying to fall out. I wouldn't bother painting anything for at least a year.

Good luck.:)

Hi Lib1

Pussycat is right about the painting - when we moved into our new flat we painted the whole thing and now ours is cracking, although they are fairly easy to fill and paint over. We were told that nothing will be done to treat cracks and nail pops in the first year, unless it is obviously something structural, as it's just something that happens once the heating goes on and the plaster dries out quickly.

With regard to another point for your snagging list, make sure you check the seals on your windows - we had to have two replaced because they had been torn. We also had an amusing incident with our fridge freezer which only came with continental plugs attached, meaning we were unable to use it until they provided us with adaptor plugs.

Good luck with your snagging, and don't forget to stand your ground on issues you think need further attention!

Thanks for all of the great info!

This plaster cracks issue seems to be emerging as a common theme! Is it the responsibility of the owner to re-plaster/re-paint after the first year of living in the property has passed- or is it the responsibility of the builder?

I would have thought the builder would come back after a year to fill over the cracks. There is nothing that can be done about it, it's just part of the drying out process.

On the checking of sockets.....Make sure they do what they are supposed to do. We have a socket in the kitchen with the switches for the fridge and the washing machine. These were wired up the wrong way :?.

I've bought 2 new houses now and would definitely do so again - but one hard learned lesson is that when they get you in to do your pre-occupation inspection don't rush it or don't let them rush you

You really have to go through every single room with a fine tooth comb as like vidster says things like taps, sockets, door handles might look fine on the surface but when you actually try to use them they're not installed correctly.

If the builders/contractors are still on site then you can get things fixed much easier than when the build is over so go talk to them direct - plus if you want any extras doing they'll usually do them for you cash in hand rather than at the builders prices.

When we bought our new house we were one of the last one's on the development. We later found out that the main builders had already moved onto another site and sub-contracted builders were finishing off .... explains a lot!

When you check things (inside and out) a little tip: crawl around on your hands and knees - it was amazing what we found!

Concrete rendering under the bay window wasn't finished and there was a gaping hole!

Unfishinshed bits around radiator down pipes and then of course all the usual stuff.

The builders made good everything we found in the first 6 months. Unfortunately, some things we only found out about later and they never reply to our letters but they are things we've managed to sort out ourselves.

I'd buy new again, but i'd be better prepared.

Wow- so many problems! I'm starting to feel really overwhelmed now and the bloomin' flat hasn't even been finished yet!

Ta for all of the advice- my snag list is starting to get super-super long!

Lib1

Check the windows if they are the wooden double glazing type. One of our windows let a draft in, and after a while I realised the glass was loose. It turned out that they had re-used a plane of glass from somewhere else and had left the old hard glazing putty on it and not put any new on.

Also one of the planes had been put in upside down so the leading was the wrong way round.

Hi

Other things to check are the bathroom ceramics i.e. sink, toilet etc for scratches and dents (get down on hands and knees to check the bits not visible from above) as this is the kind of thing that gets pointed out on valuation reports when you come to see.

We're still noticing snags now but the builders are very good about getting things sorted. Cracks and nail pops aren't usually corrected unless you can fit a pound coin in. Smaller cracks are just assumed to be part of the drying out process rather than faults.

We have had two new builds so far
The first one at Oughtibridge and built by Bryant about 4 years ago. When we went around we took my grandad who was a building surveyor in his job so he knew what he was looking for and we found something like 153 faults with our house, garden, drive and garage. Most of these were rectifyed with the builder and we moved in pretty much on schedule. The move was extremly quick, something like 6 weeks in total.

The second new build we have is the one we are in now and it was built by Barratts at middlewood. We were 3 months late moving into this one because of completion problems on the house we were selling. This one didnt have as many faults, somethng like 5 major ones and 10 minors (stickers left on windows) but our next door neighbour had no plaster on her lounge walls the builders just emulsioned the plasterboards! and the ppl accross the street had a big speed bump sort of thing in their hallway.:confused: Our friends live on this same development and the builders rushed them when they went to check everything for the last time and they missed tons of things like the top floor electrics were wired wrong and didnt work, the cooker wasnt fitted properly e.tc.

Be really really thorough with everything and check EVERYTHING from light switches to toilet flushes!

Good luck with the move and enjoy your new house

Before moving into a new-build, electricity and water supplies are already set up. Do new home owners have to pay these bills from before the date that they move into the house? Can the new homeowner change their suppliers?

Lib1

Originally posted by Lib1
Before moving into a new-build, electricity and water supplies are already set up. Do new home owners have to pay these bills from before the date that they move into the house? Can the new homeowner change their suppliers?

Lib1

The builders should send in a reading on the date you moved in, its from that point that you start paying.

Saying that one of my neighbours hasnt had a elctricity bill for over 3 years even though they've begged for one

This qu. regards service charges:

I signed up for my new-build flat last May and exchanged contracts in July 2004. My contract with the builder states that all arrangements (service charges, ground rent etc) stand from January 2004 onwards. My flat was due to be completed in Jan 05, but it has now been delayed to May 05.

Will I still need to pay these charges (service charges etc) from Jan 04?

Has anyone else been through something similar?

Lib1

I'm still working on the snag list- but here is some info that I found in the meantime:


http://www1.myhome.ie/news/news_show.asp?p=1&id=1766

http://www.snagging.org/Snag_list.pdf (not the complete list, but a good indication as to what to look for)

Lib1

You shouldn't have to pay your service charge until you complete, so if you have to pay in full per year you pay a proportion.

Found a useful (and free!) 'snag-list' on the NHBC's site at: http://www.nhbc.co.uk/index3.asp?page=buynewhome&subs=lookmovehome&col=green

Hope it's useful to you!

Lib1

Originally posted by Lib1
Thanks for all of the great info!

This plaster cracks issue seems to be emerging as a common theme! Is it the responsibility of the owner to re-plaster/re-paint after the first year of living in the property has passed- or is it the responsibility of the builder?

This is down to the builder to plaster the cracks back up... A new building needs time to settle in to its new grounds etc... cant think of the professional term for it sorry!

The Builders will supply yoiu with a full snagging list when you move in... As far as i know nothing gets left off... I know this due to my sister buying New...

I cant believe your still waiting Lib... I'm house hunting again but this time going into rented accomodation as cant afford a mortgage again just yet... due to the hassle's of last summer...

I wish you all the best :)

Hi Angel05

Yep, I'm still waiting for the flat to be completed! It was due to be finished in Feb 05 and although it will only be three months late (it's now due to be finished in mid-May 05), by the time it has been finished, I will have waited for a year! (I put down the deposit on the flat last May).

Not fun!

Lib1

Originally posted by Lib1
Hi Angel05

Yep, I'm still waiting for the flat to be completed! It was due to be finished in Feb 05 and although it will only be three months late (it's now due to be finished in mid-May 05), by the time it has been finished, I will have waited for a year! (I put down the deposit on the flat last May).

Not fun!

Lib1

No i can fully understand that as i was due to move into mine at the end of Sept and you were still waiting then... I dunno i can imagine your sick to the back teeth of all this waiting around and delays... I know i was... First i was ment to move in end of July 2004 then beginning of August then end of August then the beginning of Sept then it was the end of Sept i got my date... But ended up losing the house due to monies... typical huh!...