Underbuild and Double Damp meanings

[hiluxman]

With regard to Aco, i would check them out, as seen on linkedIn an inspector who does report for buyers keeps finding many a aco, with no outfall connection, just there for show

I've put right many. The bodges on new builds we used to have sort out was unreal....why they didn't just do it right to start with... it was diabolical some of the things we turned up to fix after they had sent a lad out to bodge it more. You did feel sorry for the homeowner as it was usually a case of they had several other faults and the house builders were dragging the heels

 

[doobin]

Jesus Dan hold fire! Six months time redrow will be begging you to compete at 100k less!

Its not rocket science. Help to buy is dead (thank god). Mortgage rates are ten times what they were. The prices they are asking are unsustainable.

 

[V8Druid]

Jesus Dan hold fire! Six months time redrow will be begging you to compete at 100k less!

Its not rocket science. Help to buy is dead (thank god). Mortgage rates are ten times what they were. The prices they are asking are unsustainable.

I totally agree with Doob ... rent for her for a while if you need to, but you'll be the winner ...... buyers'll be like hens teeth soon enough

 

[Monkeybusiness]

Jesus Dan hold fire! Six months time redrow will be begging you to compete at 100k less!

Its not rocket science. Help to buy is dead (thank god). Mortgage rates are ten times what they were. The prices they are asking are unsustainable.

I know all of this…
I’m in a bloody difficult position tbh - it’s more about providing closure and security than practically anything else. The discussions have been had over and over, every part of me wants to sit back and buy somewhere next year but my main priority is minimising distress and upset.
It galls me to pay the deposit though (fair play to Redrow they’ve already pulled the deal off me once as I pushed them too hard on price).

 

[Furniss]

I know all of this…
I’m in a bloody difficult position tbh - it’s more about providing closure and security than practically anything else. The discussions have been had over and over, every part of me wants to sit back and buy somewhere next year but my main priority is minimising distress and upset.
It galls me to pay the deposit though (fair play to Redrow they’ve already pulled the deal off me once as I pushed them too hard on price).

Caravan park

 

[Monkeybusiness]

Caravan park

Lay-by/playing field/cricket pitch etc would suffice as far as I’m concerned, I’ve already personally graduated to full-gypo!
(Unlikely to get my step-mum in one though sadly…)

 

[Vinpetrol]

Ask them for clarification on the double damp and what it relates to . We are doing under buildings every day and have never heard the term before .
Post up what they say and it’ll be easier then to decipher the drawing .

 

[Monkeybusiness]

‘Underbuild is a term used for any bricks below the damp proof membrane (DPC) that are on show due to ground levels, the reason it is only needed on the rear corner is because the ground levels are actually higher towards the front of the house. This is where double damp comes in, due to the ground level being higher than the initial DPC height requirement and so an extra course of DPC is added 150mm higher the ground level. The road sits higher than the house and the intention is that the drive will slope down towards the garage, in doing this the front corner of the house needs the additional protection of double damp and the back corner needs underbuild to be aesthetically pleasing.
With double damp the internal wall is wrapped with a damp proof membrane so even if the ground was higher than the original DPC it would not penetrate through due to the double damp detail.’

 

[Smiffy]

‘Underbuild is a term used for any bricks below the damp proof membrane (DPC) that are on show due to ground levels, the reason it is only needed on the rear corner is because the ground levels are actually higher towards the front of the house. This is where double damp comes in, due to the ground level being higher than the initial DPC height requirement and so an extra course of DPC is added 150mm higher the ground level. The road sits higher than the house and the intention is that the drive will slope down towards the garage, in doing this the front corner of the house needs the additional protection of double damp and the back corner needs underbuild to be aesthetically pleasing.
With double damp the internal wall is wrapped with a damp proof membrane so even if the ground was higher than the original DPC it would not penetrate through due to the double damp detail.’

The idea makes sense but surely you need to wrap the whole building not just a corner as it will track sideways until the detail finishes and then up won't it?
I'm sure they know what there doing but having spent 2 years on a contract the council trying to stop water problems on houses built lower than the road I would never buy a house lower than the road

 

[charlie2]

it looks as if the road has a slope as in not level/flat, that would probably not be such a problem with water running into the garage its not ideal but if the house seems built ok and ticks all the boxes it should be ok. probably be some better buys next year but who knows with any certainty.

 

[Monkeybusiness]

it looks as if the road has a slope as in not level/flat, that would probably not be such a problem with water running into the garage its not ideal but if the house seems built ok and ticks all the boxes it should be ok. probably be some better buys next year but who knows with any certainty.

They (Redrow) seem pretty canny in that they only release more houses for sale (and subsequently start building them) once everything in the previous release on the development has sold, so they theoretically don’t end up with unsold houses that they can’t shift.
They categorically will not budge on asking price - any negotiation is limited to fixtures/fittings etc.
I’d imagine the most likely outcome is that they will mothball the site until the market picks back up before resorting to reducing their prices.
We will possibly have to have a basic valuation survey done as the house is essentially being bought by a trust - it’ll be interesting to see if the surveyor agrees to the Redrow valuation (I’d like to think that their current-day valuation might give us a chance to negotiate down but think that’s a wishful outlook!).

 

[Lancs Lad]

They (Redrow) seem pretty canny in that they only release more houses for sale (and subsequently start building them) once everything in the previous release on the development has sold, so they theoretically don’t end up with unsold houses that they can’t shift.
They categorically will not budge on asking price - any negotiation is limited to fixtures/fittings etc.
I’d imagine the most likely outcome is that they will mothball the site until the market picks back up before resorting to reducing their prices.
We will possibly have to have a basic valuation survey done as the house is essentially being bought by a trust - it’ll be interesting to see if the surveyor agrees to the Redrow valuation (I’d like to think that their current-day valuation might give us a chance to negotiate down but think that’s a wishful outlook!).

Really interesting to see how the valuation and survey stacks up. .wonder how many "proper" surveys get done on new builds

 

[Vinpetrol]

Really interesting to see how the valuation and survey stacks up. .wonder how many "proper" surveys get done on new builds

Have you ever seen a proper survey done on any house ? I defo haven’t

 

[Brendan]

Like G said, I dislike the fact the garages sit so low, I always put them the same height as the house floor level if practical.
All this aside, in 5 years time if you were to buy this house I doubt you’d be casting your eyes across plans like this, so I wouldn’t worry too much. I assume they have 10yr NHBC warranty?

Probably won't be nhbc as it's expensive but should have some form of 10 year guarantee, although generally worth sweet fa as they will try to get out if everything

 

[Monkeybusiness]

Probably won't be nhbc as it's expensive but should have some form of 10 year guarantee, although generally worth sweet fa as they will try to get out if everything

It is NHBC supplying the warranty. I’m sure it will be fine.
In fairness to Redrow they are proper houses built out of brick and block, not a timber framed house of sticks…

 

[GazCro]

The idea makes sense but surely you need to wrap the whole building not just a corner as it will track sideways until the detail finishes and then up won't it?
I'm sure they know what there doing but having spent 2 years on a contract the council trying to stop water problems on houses built lower than the road I would never buy a house lower than the road

It won't track sideways as there should still be a clear cavity and the extra dpc should go far enough to each side beyond where the ground is higher.

 

[Lancs Lad]

Have you ever seen a proper survey done on any house ? I defo haven’t

Yup...after I bought it

 

[Vinpetrol]

It is NHBC supplying the warranty. I’m sure it will be fine.
In fairness to Redrow they are proper houses built out of brick and block, not a timber framed house of sticks…

Timber frame is every bit as good as brick and block if it’s done properly. It’s also more sustainable.

 

[Brendan]

Timber frame is every bit as good as brick and block if it’s done properly. It’s also more sustainable.

Problem there is, if it's done properly. Was a few blocks of timber framed flats in mk that were having to be rebuilt due to issues

 

[Left hooker]

Ask them for clarification on the double damp and what it relates to . We are doing under buildings every day and have never heard the term before .
Post up what they say and it’ll be easier then to decipher the drawing .

Probably 2nd layer of dpc 100mm wide stuff next couple of brick or one block up on outer skin of wall