More builder's bungles to repair

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  • JK0
    started a topic More builder's bungles to repair

    More builder's bungles to repair

    Recently the tenant moved out of my first BTL flat here in Reading after a nine year tenancy. It was thick with curry grease which I am gradually removing. On the surface, the bathroom looked in good shape. However I noticed the tiles on the plywood(!) bath panel were coming loose, so stripped these off today. Also, unfortunately the pipe boxing was also plywood, and the tiles similarly loose.

    I was really shocked to see the plumbing below though. On the left is the side of a back to the wall wc pan. Can you see the angle of the 1.25" pipe where it goes into the pan connector? No, it was not watertight for either basin water or wc water.
    WTF!
    Attached Files

  • JK0
    replied
    Originally posted by nukecad View Post
    Has it realy been 18 months since the first post here.
    Nearly. My excuse is that I had to drop this flat to do a couple of other urgent jobs which took 3 months extra.

    Leave a comment:


  • nukecad
    replied
    Originally posted by JK0 View Post
    Finished at last
    Has it realy been 18 months since the first post here.

    Leave a comment:


  • michelle230
    replied
    Shiny as a new pin!

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  • JK0
    replied
    Finished at last and relet: https://www.rightmove.co.uk/property...-83286578.html

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  • JK0
    replied
    I thought you guys might be interested to see how I modify trickle vents, to avoid mouldy flats:

    I cut two bits of UPVC to fit below the fastenings. Thus the trickle vent can never be completely closed.

    Leave a comment:


  • JK0
    replied
    Finished grouting at last today. The spray bottle you can see in the picture is the Kerapoxy cleaner. This is sprayed over the grout to emulsify it slightly so you can remove the excess. It's pricey though, at £18 a bottle!

    Leave a comment:


  • JK0
    replied
    Finished piecing in the salvage green tiles at the bottom today. These have a 2mm spacer between them now, so I can get a reasonable amount of grout in.

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  • JK0
    replied
    Started replacing the white tiles with 6x6 cheapies today.

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  • Lots on
    replied
    Leaving aside the financial working out of this project, I do sympathise with JK0 and his difficulty in finding reliable, competent and honest tradesmen. I recently had to have a shower leak investigated, repaired and the damage to the floor made good. After asking around some other tradespeople, who could not take it on and due to time pressures, I had to go with the agents’ tradespeople, who wanted £2500 up front before starting any work. I have also repeatedly been let down by people who disappear while on the job, or botch things up, or do sub par work whose defects appear in the months/ year’s afterwards. I know I’m not alone here. If you have good, reliable and available tradespeople ten consider yourself very lucky. It is my number one stress as a landlord, well ahead of dealing with tenants. So if I had the skills, I’d be very tempted to do the work myself.

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  • JK0
    replied
    On Thursday I installed the cement board, taped the joints with glass fibre mesh, & mudded them with waterproof tile adhesive.

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  • JK0
    replied
    I installed the noggins for the new cement board today. It was quite difficult fastening this to the steel studs. I had to use a small strip of 4mm by 25mm batten to fur out.

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  • boletus
    replied
    Originally posted by JK0 View Post

    I'll refer you to my old thread again.

    Builders are such swindlers

    https://forums.landlordzone.co.uk/fo...such-swindlers
    The builders I've known for decades aren't swindlers (at least, they aren't with me).
    And the blokes they've known for decades aren't.
    And the blokes they've known for decades who they've known for decades aren't...etc.

    I've also never been asked for 75% payment in advance.

    Thinking about it, I've never been asked for any payment in advance.
    At least, not for a long, long, time.

    And to be brutally honest, my blokes would do a better job than you, purely 'cos they do it day in, day out.

    Leave a comment:


  • JK0
    replied
    Originally posted by boletus View Post

    No.

    Let's do the maths.
    At the speed you are working, you will be lucky to get it done and let out before Christmas.
    That will be a 10 month void.
    10x £1100 = £11K
    Plus your time.
    Working 9 hours a week at minimum wage = £3K
    £14K total.
    You could have it done three times for that without lifting a finger.

    And in 20-30 years time it will look as dated as those avocado bathroom suites that were once all the rage.
    And there will be advances in technology that we can't dream of. We'll laugh and say things like;
    "Remember when we had to wipe our own backside? And with paper!"
    "And we used to bathe in water instead of self drying recyclable steam -then flush the lot down the plughole, gallons and gallons of precious water just thrown away!"

    From a business perspective, it doesn't make sense. You must be doing it for the enjoyment (now't wrong with that, just saying).


    I'll refer you to my old thread again.

    https://forums.landlordzone.co.uk/fo...such-swindlers

    Leave a comment:


  • boletus
    replied
    You're not going to like this suggestion, but have you considered using quality showerboard on that bit instead of faffing about tiling?
    You could have it done this month and let out before Christmas.

    Leave a comment:

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