Is builder responsible for fixing damp?
Q I have been living in an apartment for about three-and-a-half years. It was new when I bought it. Lately I have noticed that the plaster on the inside, around the French door leading to the balcony, looks as if it is damp. I know that I am responsible for the interior of the apartment but, as this is the outside wall, is the builder responsible for any remedial work that may need to be carried out?
AWe put your query to Homebond, which provides structural defect cover for builders, and its advice was that your first port of call is to the builder of the development to outline your issues and to get the problem fixed. As other apartment owners can testify, this is much easier said than done as so many builders have gone out of business. You should also check with your neighbours in the block to see if anyone else is experiencing these problems, as a collective voice is always stronger than a single homeowner's. Other owners may indeed already be in the process of dealing with the problem and you could benefit from their experience or join them in their action. If your builder does not remedy the situation – and be prepared for this eventuality – then contact Homebond, but do it quickly (homebond.ie/1850-306300).
Many homeowners have the impression that Homebond covers all structural defects for 10 years but that is not the case; the length of time the cover applies varies with the problem. HomeBond’s cover on water penetration is for five years from date of issue of its final certificate. Please keep in touch as problems with recently-built developments are becoming a feature of our mailbox and we would be interested in hearing how you get on with your builder and with Homebond.
Who will dish the path?
Q The pathway outside our driveway was never lowered to properly allow for vehicle access into the driveway. How do we go about getting this done?
AIt's odd that the path wasn't "dished" (the name for lowering the pathway to allow for vehicular access) at the time that the gates/driveway was opened up. Creating a vehicular access where there was none before and dishing the path to allow for access normally requires planning permission. You need to contact the planning office in your local authority to discuss the situation. If there had been dishing there and you had been using it for more than seven years, and you now simply needed to modify it, then you wouldn't need planning, all you would require would be a sworn affidavit certifying your usage.
As there was no dishing, it is most likely you will require planning permission. If that is granted – and don’t take for granted that it will, getting driveway permission in some urban areas is particularly difficult – then contact your local authority who will do the work. Dublin City Council, for example, charges €490 for a standard domestic dishing (up to 7sq m in size), and there are additional charges for granite kerbs, etc. Contact your own local authority for the price in your area.
Your questions
Send your queries to Property questions, The Irish Times, The Irish Times Building, 24-28 Tara Street, Dublin 2 or e-mail propertyquestions@irishtimes.com. This column is a readers’ service and is not intended to replace professional advice.
