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Original poster

Whose responsibility? Builder caused damage with knocking out a wall

52 replies

fifimummy · 07/08/2023 22:48

I'll be as concise and short as I can, but I'd really love some advice please 🥺
We're almost at the end of a side extension.
Builder started knocking a kitchen wall out downstairs and I went to the toilet above and had to get him to stop bashing because cracks were appearing before my eyes. He discovered the 1930s house didn't have a particularly amazing steel above what he was taking out...and then he got more support columns etc straight away.....problem is, it's caused considerable damage to the bathroom.....which is the only room we'd actually done some work to before this .....I'm going to try to add photos. It's old lime plaster so not dead hardy I guess.,...
My question is, should he offer to put it right? Or is it just one of those things that can happen with building work and I need to just sort it? I can't close the bathroom window fully any more, the tiles are unseated in places, the laminate floor we put down is buggered at the joins and there's pretty big cracks all around the top of the walls......the room is dusty hours after its wiped over .....we still owe him around £3k for transparency.....but lots of that is for things he says are extras
I moved into my beautiful mum's house (my childhood home) with my kids, after she passed away and I'm so sad about the damage and bloody stress, but also trying to not be clouded by sentimental stuff xxxx
So basically.....who should sort this xx thank you 💖

Whose responsibility? Builder caused damage with knocking out a wall
Whose responsibility? Builder caused damage with knocking out a wall
Whose responsibility? Builder caused damage with knocking out a wall
Whose responsibility? Builder caused damage with knocking out a wall
Whose responsibility? Builder caused damage with knocking out a wall
OP posts:
stayathomegardener · 07/08/2023 22:51

Sheesh that looks structurally unsound, I'd personally be cautious about it totally collapsing and phone your buildings insurance as an emergency situation in the morning.

RhymesWithTangerine · 07/08/2023 22:51

Hahah. You don’t owe him £3k for sure.

That’s his responsibility. Ask him for the details of his insurers and deal directly with them.

This is going to be a massive hassle so face up to that quickly. Give him one chance to put everything right (eg within 14 days) then get someone else in.

UnknownDecisions · 07/08/2023 22:52

im so sorry for you. Sorry I don’t have an answer. Following! The builder who quoted for our extension told us that there could be some damage to the room above (bathroom). But he only mentioned tiles cracking or falling off.

stayathomegardener · 07/08/2023 22:53

Not an expert btw just built a few of our own houses.

Also worth checking if your builder has his own insurance.

Either way you need a structural engineer to assess the damage.

PacManMom · 07/08/2023 22:54

You need a structural engineer to come out and assess the damage, I'd be on the phone to your insurance too.

That doesn't look safe at all.

Itisyourturntowashthebath · 07/08/2023 22:54

In future consult a structural engineer before knocking out walls.

PragmaticWench · 07/08/2023 22:55

You definitely need to contact your household insurance to send out a structural engineer to fully assess the damage. Your insurance will then claim against your builder's insurance.

Overthebow · 07/08/2023 22:56

That does not look good. Like others say, you need to contact your insurance.

PragmaticWench · 07/08/2023 22:56

Plus, this is not minor! It's definitely structural.

GrazingSheep · 07/08/2023 22:58

Also has the builder got his own insurance?

CharityJane · 07/08/2023 23:21

Let your insurers know about this first thing tomorrow (and send them the photos) and make sure you’ve got details of the builders insurance so you can give them to your insurer. This looks significantly more than a bit of ‘incidental damage’.

Good luck @fifimummy

Rainsdropskeepfalling · 07/08/2023 23:25

Did you inform your house insurers you were having work done? If so, you'll already have your builders insurance details as yours will have wanted them. I think you then take it up with his. I think you'll a structural engineer to do the calcs for you, and building control to check it's done to reg?

EbiRaisukaree · 07/08/2023 23:28

Eek. That definitely needs a structural engineer to look at it. It looks very serious to me. And not to panic you, but I wouldn’t be spending the night in your house tonight.

If you have to stay, then close the door to the bathroom (it helps keep the frame square and adds a tiny bit of stability) and do not go in there until it’s been looked at, at the bare minimum. Has it all been properly propped downstairs? I have been into condemned buildings which looked less ropey than that. Do not let him convince you it’ll be fine and that he’ll do cosmetic repairs - it needs sorting for safety.

Original poster
fifimummy · 07/08/2023 23:29

Thank you all so much.....not gonna lie, I'm a bit scared now about the structural stuff......
I didn't have legal cover on my old policy when this happened, but renewed recently and had it added, so not sure if home insurance will help me 😕
On his insurance side....I feel like a rubbish adult, but I don't know....I guess I just assumed that builders had to be insured 🥺
He wasn't a cowboy builder, we've been really happy with almost all of the work , but I'm really bad with confrontation and now I'm dreading everything that's to come

OP posts:
Original poster
fifimummy · 07/08/2023 23:37

Also.....realised I've imagined stuff.....the supports were put in afterwards....this is the point where the wall below the bathroom came out.....it's the bit to the left of the door

Whose responsibility? Builder caused damage with knocking out a wall
OP posts:
mondaytosunday · 07/08/2023 23:39

Any time I've taken out a structural wall the builder has had structural surveyor out to access what kind of support to put in its place - he should have done this! He must have known it was structural and should have put props up BEFORE he started bashing about. The steels go in IN PLACE of the wall, so not sure what you mean by having 'not particularly amazing' steel above what he was taking out. This is a requirement as part of building regs, and the correct size steel need to be used and work inspected in order to get it signed off, which you will need if you ever sell - he did inform them about the wall removal, right?
This is on him and his insurance should pay. What does the contract you have set about damage?

Dotcheck · 07/08/2023 23:40

Itisyourturntowashthebath · 07/08/2023 22:54

In future consult a structural engineer before knocking out walls.

This.

I’m no expert though, but I do think you should have checked it was ok before you hired him for the job

Original poster
fifimummy · 07/08/2023 23:42

mondaytosunday · 07/08/2023 23:39

Any time I've taken out a structural wall the builder has had structural surveyor out to access what kind of support to put in its place - he should have done this! He must have known it was structural and should have put props up BEFORE he started bashing about. The steels go in IN PLACE of the wall, so not sure what you mean by having 'not particularly amazing' steel above what he was taking out. This is a requirement as part of building regs, and the correct size steel need to be used and work inspected in order to get it signed off, which you will need if you ever sell - he did inform them about the wall removal, right?
This is on him and his insurance should pay. What does the contract you have set about damage?

There was a steel above the bit he was taking out....but it was a crap steel and a beam of wood apparently, which he didn't realise until mid way through

OP posts:
mondaytosunday · 07/08/2023 23:43

I also think the ultimate responsibility for informing the council is on you as owner, but he should have told you what kind of work requires that. If it was just a partition wall (non structural), then it can be removed as it isn't supporting anything, but supporting wall, chimney breasts and the like need building regs.

Spirallingdownwards · 07/08/2023 23:44

Who drew up the extension plans and did they instruct a structural engineer to survey before the builder started? If an exterior wall most would assume it was structural.

Original poster
fifimummy · 07/08/2023 23:46

He got the steel calcs done to sort it after.....I need to go away and find some photos to explain myself better I think
It was the corner part of the existing house and the support above wasn't great
He started taking out the wall
That's the extent of what I know, but I'm off to see if I can find pics X thank you everyone x

OP posts:
Original poster
fifimummy · 07/08/2023 23:47

We've also done everything properly in terms of planning and building control xxx as far as we know anyway....we can't sign off yet as we need to render the outside wall x

OP posts:
AmandaHoldensLips · 07/08/2023 23:54

Jeez. That looks structural.

Your builder has made a serious error and needs to stop work immediately and assess the damage. If he hasn't got insurance, you're going to have a major issue on your hands. You're going to need a surveyor to take a look as your structural integrity might be compromised and the whole thing could come down.

I've done a lot of renovation project management and I would be calling the insurers.

Original poster
fifimummy · 07/08/2023 23:58

AmandaHoldensLips · 07/08/2023 23:54

Jeez. That looks structural.

Your builder has made a serious error and needs to stop work immediately and assess the damage. If he hasn't got insurance, you're going to have a major issue on your hands. You're going to need a surveyor to take a look as your structural integrity might be compromised and the whole thing could come down.

I've done a lot of renovation project management and I would be calling the insurers.

My insurance or his?
The building work is finished now, we've just got ongoing stuff with some radiators not working properly and the extras that we need to talk about ....
I guess I should've said in my original post that this damage occured a few months ago
Thank you xxx

OP posts:
DrFoxtrot · 08/08/2023 00:07

You have lived with the massive cracks for months or have they only just appeared like that now since the work is complete?

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