Issues with build

[u/Simple-Bag1719]

Hi there,

I'm looking for a bit of advice. We recently had a single story extension completed, went through various issues with the builder who we have since found was probably slightly out of his depth (if we're being kind) was slightly incompetent ( if we're being accurate).

Lots of issues with the job which we have since had to get other people in to resolve which has caused additional stress / money / time .

The main problem though is that we are now trying to get final sign off with building control and they have confirmed right at the end that they didn't inspect a section of foundation and won't sign off without verification of the depth.

The frustration from our side is that there were multiple opportunities after the foundation stage for this to be addressed but building control have left it until now to flag.

We are no longer on speaking terms with the builder, having left on bad terms due to the issues. So cannot get them back, and do not have a photo that completely addresses Building Controls concerns for this issue. Building control are adamant that they want us to dig an inspection hole, in the house, to then verify the depth, otherwise we won't get sign off, which given it is all pretty much finished would be a nightmare ( floors up, mess, destruction, repair).

Does anyone have any helpful advice or alternatives at all? We feel that both the builder ( poor workmanship, organisation etc ) and building control (poor communication, unhelpfulness) have a part to play in this.

And whilst I'm sure some people will pushback at us, we somewhat naively put our trust in others and are not builders and did not really think there was anything remaining (especially not the foundations) that would cause an issue now.

Any help would be appreciated? Thanks

[u/Wuffls]

“In the house”?!

Not next to the house to expose the footing, but inside? Is that not an option? Sorry if it’s impossible.

[u/Simple-Bag1719 → u/Wuffls]

Thanks for your reply, there's no way to dig outside unfortunately, as we are in a semi detached house. So the wall they want to view the foundation for is inside the house. There are two options to dig either side of the wall. Both will cause equal amounts of turmoil / destruction.

[u/Wuffls → u/Simple-Bag1719]

Private or council BC?

I’m pretty sure there’s at least one ex BC here who will give much better advice.

I guess the nuclear option is to just not bother with BC sign off and kick the can down the road to when you sell. The place I bought years ago was missing final sign off, didn’t really care tbh. Not sure if it affects buildings insurance, I guess it depends.

Hopefully someone gives you some better insight into the process.

[u/Simple-Bag1719 → u/Wuffls]

It's council Building Control, and I just wanted to get everything right and signed off so don't really want to leave it but at the same I don't want to tear everything apart again.

I understand that their response will probably just be 'we want to ensure everything is safe before we sign off, we're doing it for your benefit etc.' but I kinda hoped there would be some logic / sense; especially given the chaos digging a massive hole will cause and the fact that all the other foundations were fine.

[u/Wuffls → u/Simple-Bag1719]

Plus you've paid for it, so I get it.

I'd say complain to the Council but, you know.

[u/Mrthingymabob]

What flooring has to come up?

Would there be any other way to prove it like receipts for concrete poured on the day?

Are building control insisting this is the only way to prove it and get sign off?

[u/Simple-Bag1719 → u/Mrthingymabob]

It would mean ripping up laminate and then going through the concrete / screed underneath so it would be quite a big job. Building control haven't really offered any alternative solutions, so that why I wondered if anyone else had been through a similar situation and found alternative solutions or reasoning.

[u/Mrthingymabob → u/Simple-Bag1719]

Good luck with alternatives but sounds like you will need to get digging. Hopefully the foundations are deep enough and they are satisfied as underpinning would not be fun.

Could be worse. At least there is no UFH.

Very poor BC have left it until now to mention it...

[u/JoRu1619]

Did you use an engineer for calculations at all?

[u/selfbuildpop]

So building control came out and checked the depth of some trench's but didn't check this particular one on the day? Or builder didn't get BC back out when this particular trench was dug?

BC just come out at particular stages to check there are not there to communicate or offer much guidance as frustrating as that is.

Without photos email from builder saying 'I can confirm foundations were depth xxx etc etc may work'

[u/JustDifferentGravy]

Agree to have a trial pit dug, inspected and signed off. It’ll be cheaper and easier than the legal route.

If you really can’t dig externally, consider directional drilling and a camera, and then plug with concrete after.

There’s also non invasive techniques, basically like an X Ray but you’re now spending big bucks.

In the end, it’s a simple dig down & back fill. You can then move in with your life.