What happens when something outside our control disrupts the build
A leak from a neighbour, a freeholder dispute, an unexpected third-party event — these can disrupt a project. Your builder leads on coordinating with the third party and adjusting the programme; your build advisor steps in only if something gets stuck.
Most renovations are interrupted at some point by something nobody saw coming. A leak from the flat above. A freeholder dispute. An access issue with a neighbour. Damage caused by another party. These sit outside what the build was scoped to deal with — but they're not unmanageable.
Who does what
Your builder leads. They're on site, they see the disruption first, and they're the one who has to flex the programme around it. Specifically:
- They push for prompt third-party action. A block manager who needs to assess a leak, a freeholder who needs to give consent, an insurer who needs to process a claim. Your builder pushes the third party for action and keeps you informed of progress.
- They document the impact on the programme. What's been lost, what it'll cost to recover, where the schedule moves to. That record is used in conversations with the third party and lands in the platform as updated milestone dates.
- They handle the day-to-day with the third party. Most of the back-and-forth runs through your builder, who's already on site and dealing with the practicalities.
Your build advisor sits alongside. They're not the lead actor on third-party events — that's your builder. But if the conversation with the third party is stuck, if your builder needs Beams's weight behind a formal letter, or if you and your builder disagree on how to proceed, your build advisor is the step up. They'll also help you read the broader picture if the disruption is material enough to need a Beams-side view (insurance routes, formal escalation, the wider impact on the project).
What we can't do
Nobody on the Beams side can compel a third party to act. Your builder, your build advisor, and you between you can push, document, and escalate — none of you can force. Sometimes that means the resolution takes longer than anyone wants.
We also can't unwind events that have already happened. If a leak has caused water damage, the work to fix it has to happen — usually under your home insurance, sometimes under the third party's. Your builder or your build advisor can help you understand the path; they can't undo the damage.
Whose insurance covers what
The honest answer is: it depends. A leak from above is usually the upstairs neighbour's home insurance (or the freeholder's, depending on the lease). Damage caused by your builder's team is your builder's public liability. Damage to the building structure not caused by anyone identifiable is usually your home insurance.
Your builder or your build advisor will help you work out which route applies and how to start each one. The article Beams's insurance position covers the broader landscape.
What this means for you
If something external disrupts the build, your first conversation is with your builder. They'll lead on the third party and the programme. Bring them photos, dates, and any messages from the third party as soon as you have them.
If something gets stuck — third party not engaging, conversation with your builder not getting somewhere, or you'd like a Beams-side view on insurance or scope — your build advisor is the next step.
We won't always be able to fix the situation in a week. The aim is that whoever's working on it from the Beams side is working visibly with you.
Related articles
- Your build advisor — what they do
- How we tell you about timeline changes
- What to do if your project is significantly delayed