Detail of Non Compliance & Resolution
ISSUE
The customer reported a significant volume of water ingress through the wall and across the floor of their single skin garage, resulting in extensive damage to personal possessions stored within.
Defect Issue
Water ingress to garage.
- Significant damage to customers stored possessions: Items stored in the garage were soaked or destroyed, including furniture, electronics, and personal memorabilia.
- Emotional Distress caused: The loss of irreplaceable items caused frustration and disappointment resulting in Wates compensating for damaged items.
Cause
- Garage was built in a low plot location where all surface water made its way.
- Garage was single skin and built up against retaining wall with the incorrect wall type detail.
- No drainage installed to take away surface water within garden.
- Garden was surrounded by retaining walls that weep directly into garden area.
- Garden was heavily compacted with no land drainage.
- Single skin garage was not sealed and became saturated allowing water to run down internal face.
Resolution
- Acco drainage installed correctly as per SE drawings. Connected to land drain.
- External wall sealed with a good quality water repellent sealer following the manufacturers guidelines.
- Additional internal skin added and additional damp proof coating added along retaining wall side.
Lesson learnt
- Ensure correct severity is allowed for at design stage and consider raising to next level if exposure is great (e.g.. Severe to Very Severe).
- Ensure correct wall type detail is followed
- Ensure works are carried out to design specification
- Scope of Works (SOW) to be detailed in section 1.1 ‘of the Trade Quality Plan (Del-094)
- Inspection of works to be carried out by supervisor and Wates Package Managers throughout the construction phase ensuring works are progressing in line with requirements utilising the ‘Building Right First Time – Avoiding Common Defects booklet (Del-555) Building Right First Time which we should refer to when reviewing Trade Quality Plans & QA forms.
- Ensure all works are designed and constructed inline with Wates Design House Rules (PrC-303) – (for this instance) the section is – ‘Approved Document Part H – Drainage and Waste Disposal – Drainage’.
- Ensure QA forms are completed comprehensively with photos ‘Proving compliant Delivery’ and signed off by Wates Package Managers confirming works completion.
- Refer to NHBC Standards 2025 10.1.5.4 in below link.
https://nhbc-standards.co.uk/10-external-works/10-1-garages/10-1-5-garage-walls/
