New Build House Do The Regulations Require...

[Rooster]

Why not just tell them that you will not be completing the transaction until at least the faulty sockets are replaced and the oven is installed correctly (in accordance with the manufacturers instructions)

People need to realise that cheap fittings aren't necessarily the cheapest option when you take into account the warranty replacements.

When we mentioned delaying completion until these were done the developers solicitor simply replied pointing out the clause in the contract that states "the buyer may not refuse to complete this agreement where snagging items remain outstanding". So there would be financial penaltys if we didn't complete.

That's one reason why I'm keen to know if any of these items are a breach of regulations, should have prevented the EIC being completed or could be considered an unsafe installation. If that was the case then there is different clause that would cover it. 

 

[Steve3948]

Like with anything new you will have a warranty, so defects within a period of time will be fixed, things like window won't shut, one side of socket not working, walls not painted behind radiators etc. As you say providing its not dangerous they will expect you to complete then call them back in to fix the issues normally straight away or within a set time.

I've purchased 4 new houses over the last 35 years and they all seem the same, and what I found if you upset them too much you find yourself on the bottom of the list when it comes to getting things corrected, wrong I know but that's what happens.

So try and keep them sweet and be polite in the way you ask if things can be looked at, the friendly approach works far better as I found out after our first purchase.

 

[NozSpark]

Yes.... Carrots work much better than sticks

 

[Rooster]

Sadly the developer doesn't seem to interested in carrots and nicey nicey.

Thanks for the replies, we seem to have established it's not a safety issue and doesn't prevent the certificates being issued.

Seems odd to me that a certificate is issued confirming an electrical installation is installed as designed, yet when it doesn't function as designed that has no bearing on the issue of the certificate. Unless of course it was designed with some non working sockets!

Similar issue with a gas installation. There's a faulty gas appliance, and a gas safety certificate has been issued. Seems a faulty gas appliance doesn't need to be mentioned on the certificate.

Does make you wonder how worthwhile all these certificates really are.

 

[Sharpend]

Who's the developer as which area?

 

[NozSpark]

Just because something doesn't work does not mean that it isn't safe I'm afraid...

These are "normal" snagging issues IMHO, although I very rarely have any like this because I probably use better quality parts

 

[sprocketflup]

From my own experience of sites, Id say in order to get the work done you need to make a nuisance of yourself. If you can get the direct number of the site foreman or higher, make sure you ring it and pester him every day at least twice.

Bloke who had bought a house on a site I worked on a couple of years ago did this, site foreman was calling him every name under the sun but he got his snags sorted.

 

[Steve3948]

From my own experience of sites, Id say in order to get the work done you need to make a nuisance of yourself. If you can get the direct number of the site foreman or higher, make sure you ring it and pester him every day at least twice.

Bloke who had bought a house on a site I worked on a couple of years ago did this, site foreman was calling him every name under the sun but he got his snags sorted.

Well that's totally different to how it went with me, every time the site foreman saw me he walked the other way, going into the site office I was ordered to get out.

 

[sprocketflup]

I guess it depends on the character of the foreman in question then really. Luck of the draw

TBH the buyer in question made no friends on the site as he was just one of those blokes that messed everyone around, he complained about a telephone install which I had gone out my way to snag for him after hours and oddly enough ive never been called by that particular building company since. Not too bothered because I have enough work without them but still

 

[Rooster]

I'd rather not give the details of development at the moment as we're still negotiating over the final bits and it is still possible all this will be sorted by completion. I'll come back to the thread after completion and update you all!

It's a smaller family developer though rather than a big national. We do have a number for a senior person on site, who has tried to be helpful in the past.

I understand the a faulty socket isn't necessarily unsafe but It does surely mean the the installation is not as designed? Yet the certificate says it is as designed.

I also have no evidence as to what the fault actually is, we're guessing it's simply a faulty fitting, but perhaps something is shorted to a metal back box, which isn't earthed, and the mcbs/rcds aren't functioning correctly. a bit unlikely but who knows without investigating?

I can see that there are normally 'snagging issues' but I'd expect some communication confirming the faults exist and will be fixed, or confirmation that they have been fixed. Instead we've had radio silence!

 

[Sidewinder]

When we mentioned delaying completion until these were done the developers solicitor simply replied pointing out the clause in the contract that states "the buyer may not refuse to complete this agreement where snagging items remain outstanding". So there would be financial penaltys if we didn't complete.

That's one reason why I'm keen to know if any of these items are a breach of regulations, should have prevented the EIC being completed or could be considered an unsafe installation. If that was the case then there is different clause that would cover it.

I would say that clause comes under the unfair terms of contract, and your solicitor should be able to sort them out on this point.

Basically they are admitting that they are selling goods that are not fit for purpose, it seems, a bit shoddy if you ask me.

 

[Rooster]

Apparently that clause is a common one. It's used so that people can't refuse to complete on minor issues, such as a paint scuff,

The solicitors we've spoken to all say this is normal, as the developer is still contractually obliged to remedy any defects after completion, and it's acceptable for minor defects to be dealt with after completion.

My issue was/is that faulty electrics, faulty gas appliances and unfinished kitchen shouldn't be considered as minor defects that could be included in that clause.

But essentially as the safety certificates can be issued then we have to complete regardless of whether those defects have been remedied or not.

 

[Sharpend]

Can you not gave a written clause to say that should the developer fail to rectify to your satisfaction after completion then they will pay for independent specialists to remedy faults?

I know a regional developer who has basically moved a stud wall by 4" to satisfy a customer, retiled most of the kitchen/dinner floor, move radiators and the like. This was just for one customer as the house was not laid out the same as the showhouse!! Even though they were slightly different models of the same house type!?

So the moral is, If you are not satisfied then a written letter of complaint to the head office will resolve all issues.

 

[NozSpark]

I went to look at a job ion a new build the other day... The new owners have taken a stud wall out and want me to alter the lighting and move some other bits and pieces,,, they wanted a slightly different layout. The developer (a major one in North Wales) would not do any of the altations off plan!!!!!!