Renovation project went very wrong - and now hate my house

[Acecarad]

Working in UK, but have house in Ireland - Irish and moved back to UK recently. 7 years ago, I got our family home done up in Ireland - children now moved out - but the engineer misrepresented himself as a Chartered Engineer, when he was only an Associate Engineer and was not able to sign off on building regulations without the signature of a Chartered Engineer, which he did not get. The builder was so incompetent - employed via the Associate Engineer. 6 months after the renovation finished, the roof in my kitchen extension came down as they had not put the insulation in correctly, and the wood rotted, I discovered he had not followed building regulations, and should have applied for planning permission to rebuild the kitchen extension but didn't, which mean that I had the expense of applying for it retrospectively. Both builder and original Associate Engineer, did put enough supports in the kitchen extension roof, and they also did not support the attic properly after the attic conversion was done, they then buried an asbestos shed roof in the foundations, and after a rewire, they did not earth the electricity. The remedial work on the house coast 85k euros - 72k stg. I had to go the High Court for 18 months to get the money back, and to get adequate certification to be able to sell the house.

The second engineer who did the remedial work was a Chartered Engineer, and the second builder was generally good. I am still not sure I will be able to sell my house with the certification I received after the remedial work, and one estate agent said my house was devalued by about 60k because of the first renovation that went wrong, even though remedical work has been all done. Just last Christmas, 5 years after the remedial work, it was discovered that rats got into unsealed drains that the previous owner had never sealed after his extension to the side of the house - this cost 4k to fix. Now 6 months later, I have a leak in the extension roof that had remedial work on it, with a cost of 18k to fix it. I really hate the house now and want to downsize to an apartment. I think the whole mess of the initial renovation and having to get remedial work done has left me traumatised - every thing now that goes wrong in the house, send me into a state of anxiety, not sleeping etc., and I am worried all the time about what other maintenance issue might arise, or what other things the first builder and Associate Engineer hid. Has anyone here been through anything like this - I really hate my house now, and to everyone else's eyes it is a lovely house. Am I mad to be considering downsizing to an apartment, if I can sell my house. I would really welcome some differing perspectives on this.

Sell it. Sell it and move on.
You haven't mentioned any sentimental feelings about it, but I suspect they have got up and left at this point too.

If it's been five years and you still can't fall in love with it, it's probably time to cut your losses and find somewhere you will.

I am sorry you went through all that, but very glad you won.

Thanks, unlikelychump - I think that's good advice. I just can't relax in the house. It may not sell, or for the price I need to downsize to, in which case I will just have to keep renting rooms out in it to put by for maintenance, not what I want but you are right I don't have any sentimental attachment to it now. Shame though as it is a lovely house.

Thanks, KievLoverTwo - I did really love the house, it's a nice looking house in a lovely situation, but I just can't relax in it, and worry all the time about more things going wrong. I did win, and I got the engineer struck off for a year, but he is back in business doing the same thing to more people - just changed the name of his company.

I'm sorry you have been through this. Sounds like a complete nightmare - I sometimes help to decide building and property complaints and this is shocking. It is completely understandable that it would make you lastingly anxious and left feeling powerless. I know what this is like for the owner (a friend also went throught, right up to court and a night before settlement) and you have to gear yourself up to fight for so long and just sink more and more into the costs of pushing back. The amount of adrenaline alone leaves you completely wiped out.

Do whatever you need to do to recover after a terrible time which is not your fault. It's like recovering from an accident. You have to do what you have to do.

Flipping hell that’s wild. An absolutely traumatic time. Can you rent it and you move out somewhere else? I would feel the same as you do. If you do rent it, ensure there are regular inspections as the last thing you need is renters creating massive damage and you not being aware until too late.

Thanks, Beetyaxe and Jennyforeigner. Yes, Jennyforeigner, it was a traumatic time. I don't know how I got through it, looking back now. 7 years on I am still traumatised by it. I live away in the UK now, but I have rooms rented out in the house - I put that rent money aside for repairs, but I'm still always waiting for something to go wrong that I don't have the money to fix. Unfortunately, here in Ireland, builders and engineers can get away with anything, and what would probably end in the UK in people going to jail would just get a wrap on the knuckles here at best, and at worst people thing you have no right to complain and are just awkward. If I can sell it, I am thinking of buying in the UK. The whole thing has really tainted my relationship with Ireland, though I am Irish. It's not just the house I can't stand now, it's Ireland to, and the 'sure it's grand mentality.' Apologies for the rant, but thanks so much for the support. I've never spoken really about how traumatised I felt after it all.

God, you’ve had a horrific experience with that house, and you are now living on your nerves waiting for the next issue. While not a house, we had an experience with a car about 5 years ago that went on and on and we ended up €6000 out of pocket. Obviously a lot less than your house but it was about 50% of the value of the car. Although it was all repaired, my DH could not trust the car again, he was uneasy driving it and was anxious with every noise. In the end we had to sell, despite the sunken costs and could only afford a smaller cheaper car. But it was worth it for the piece of mind, we still have it.

So I’d agree that selling it would draw a line under it, even at a loss. It is possible that if anything ends major happens, you’ll have to find and pay out even more money than you might lose in the sale. But your peace of mind is worth a lot of money. Second properties can be a headache at the best of times, if you sell up, do you really need/want to use the proceeds for a second home right now? Is there a different investment that might help recoup some of your losses?
On a positive note, the supply of houses in Ireland is very bad at the moment, you may get more that you think.

Thanks, Vistito, yes I am definitely living on my nerves, waiting for the next issue to happen. It's not actually a second property though. It was our family home. My children are grown up and gone and living abroad. I rent out rooms in the house now that they are gone, and put the money away for any expenses. I come home every second weekend, but I also hate sharing my house. I would love a nice two bed terraced house near where I work in the UK. You are right though, housing is in short supply in Ireland at the moment.

Gosh how awful, I would absolutely sell it and move on, even if I had to take a lower price, I would just want rid

By the time you have paid tax, etc on the house, it must leave you with hardly anything 😥

I'm sure you're already aware of this, but just in case you're not - if you're living in the Uk with foreign income (including renting rooms out) then you need to complete a UK self assessment tax return

Hi! PickledPurple, yes I'm aware of having to declare rental income in UK and pay tax on it in both countries - I can get a credit in UK on tax paid on rental income in Ireland, but, you're right, it doesn't leave me with much, and it's really costly paying two sets of accountants, one in UK and one in Ireland, as I have never felt competent in doing it myself. I have nice tenants, but I don't like sharing my house. Definitely want to get the house sold. I would be happy to get enough for a two bed in UK. Without problems the house would be valued at 450k, but with problems about 350k is what I will likely get.

You have my total sympathy, and also my admiration for having survived something so traumatic. In your place I would definitely sell up, at auction if a traditional sale were to prove problematic. Get the best price you can and move on. Maybe take a holiday to draw a line under the experience and then start your property search. You don't say which part of the UK you are living and working in, but it's possible that you could get a decent house for £350K.

On a personal note I wonder if you have considered counselling? As a PP says above, this is something you need to work through and recover from.

Best of luck to you

Thanks, Clematis Blue. I am living near Bolton - it's 350k euros - about 300k stg, so will likely get something near that area - maybe a flat in Ramsbottom which I like a lot. I am starting to go to counselling now. I was a single parent at the time, and had to do all the legal stuff etc on my own - solicitor was helpful but they had never had a case as complex as it before. Will definitely take a good holiday if it sells.