is landlord or letting agency to blame?

Debt_Free_Chick

redhead123 wrote: »

PS I have contacted my insurance and they will be calling me shortly re sending someone round.

I have washed my clothes but am wondering how long it will take for the smell to go

Something to mention to the insurance assessor - they may well pay for them to be professionally cleaned.

neverdespairgirl

That must have been very frightening for you and your mate! Hope you are both OK now.

Agas are usually designed to be on 24/7. But it partly depends on what type they are - you can get them powered by oil, gas, electricity, or solid fuel. I think the solid fuel ones are more usually OK to use as and when rather than all the time.

My parents have one, and I know my mother gets it serviced twice a year, to check for any faults, leaks, etc. Hers is oil-fired (no mains gas) with a separate unit next to it, also made by Aga, with a gas hob on top and 2 electric ovens below. There is no cooling unit, though, but it's not against a wall.

neverdespairgirl

I had a quick shufty at the Aga website, and it says, about servicing:

As with many domestic appliances, an Aga requires routine servicing and maintenance to ensure it continues to operate safely and efficiently.

Gas-fired Agas normally require an annual service, whilst the Electric models should have a safety check and inspection carried out each year.

An oil-fired Aga should be serviced at six monthly intervals. 3 oven and diesel models may extend to 12 months.

Solid fuel models require their internal flue-ways to be cleaned monthly, with a six- monthly sweeping of the connecting flue pipe. The main chimney should be swept annually. Although some of these operations may easily be performed by the owner, we would also suggest that an Aga engineer carry out a periodic full service.

Electric Models:

30 amp may be checked annually by a competent engineer for electrical safety and operation.

13 amp models should be serviced at 5 year intervals.

redhead123

I have spoken to the landlord - he called this morning, wants to come and have a look (I do know them a tiny bit - he lived there with his girlfriend befoore they moved and rented it out). He said he used the aga all the time and it hadn't beena problem.

Here's the reply from the agent:

I have spoken to the landlord now who now will also be talking to his insurance company. At this stage they have not made a request to inspect the damage to either your property or next door.

If you have any photos of damage you can send me it would be useful. If you have already taken steps to rectify any damage, copies of invoices can be forwarded to the owner.

I’ll keep you posted with any developments in the meantime.

pinkshoes

If the plasterboard is burnt, then it needs taking off and replastering. My parents had a chimney fire after they accidentally opened the air hole of the log burner up instead of closing it (doh! Alcohol!), and it burnt all the plasterboard, and reaked for weeks until they got round to re-doing it all!

poppysarah

pinkshoes wrote: »

If the plasterboard is burnt, then it needs taking off and replastering. My parents had a chimney fire after they accidentally opened the air hole of the log burner up instead of closing it (doh! Alcohol!), and it burnt all the plasterboard, and reaked for weeks until they got round to re-doing it all!

Which airhole?

redhead123

Thing is I don't know if its burnt - it seems ok from the inside (ie the bit I can see but not sure about the side near the wall!) There are novisible marks. The room just stinks of smoke

pinkshoes

poppysarah wrote: »

Which airhole?

There's two - he opened the one at the front, turning it into a raging inferno, rather than a very slow burning all night fire!

Debt_Free_Chick

redhead123 wrote: »

Thing is I don't know if its burnt - it seems ok from the inside (ie the bit I can see but not sure about the side near the wall!) There are novisible marks. The room just stinks of smoke

Please - leave everything to the insurance assessor and see what they say first. If they seem to have underestimated the extent of the damage, we can deal with that if the situation arises. But you risk jeopardising at least part of the claim if you start to deal with the damage.

If necessary, get onto your insurer and get a firm date fixed for an assessment. Keep the LL informed and give the LL contact details to your insurer. You can be sure that if the damage is attributable to your neighbour, your insurer will be on to them as they will expect your neighbour (LL) to pay up or claim from HIS insurance. In a situation like this, your insurance company can actually do all the legwork and contentious negotiations regarding who pays for what, on your behalf. You can continue to be nice the neighbour as "it's not you, it's the insurance company"

Debt_Free_Chick

neverdespairgirl wrote: »

There is no cooling unit, though, but it's not against a wall.

There's usually "an outlet" for excess heat though. Mine is a radiator in the bathroom which is permanently warm from the AGA. If I turn that radiator off, the AGA overheats .... I did it once and the whole CH system started to bang and rattle with water that was too hot. It was in the summer and ALL the radiators were off, so the heat from AGA had no escape route! :eek:

So ... a cooling unit is not required, but some escape for any excess heat is. If you use the AGA frequently, the excess heat is "used" and there is less need for an escape