Water leak from Upstairs flat

Helga14

Just wanted to get some advice from all you lovely people. Was just rudely awaken by dripping which turned out to be a fair amount of water dripping though the ceiling, mostly through a light fitting and down the walls of my kitchen. I woke up upstairs and their washing machine was left on and was blocked or something. Anyway this was what had caused this leak. I collected a washing bowl full of water dripping from the light bulb.

I just wanted advice about what to do next. I own (shared ownership so pay mortage/rent) the leasehold of the flat, the freehold is a housing association of which the tenants upstairs rent from. I'm certain upstairs has no insurance of any sort. They said they would call the housing association but also have a court date tomorrow (they are nice people but not financially solvent/entirely straightforward I would guess.) I have contents insurance but the buildings insurance is done through the housing association who are never fast to sort anything.

I'm not using the light switch in the kitchen. I've mopped up and put down towels to soak up the water. Taken up the soaking rug. The ceiling has obvious watermarks but about 30 mins the water seems to have stopped dripping.

Should the buildings insurance pay if i need to get the ceiling re-plastered? I could really do without the hassle of that, but I am being risky just to ask them to paint over the water marks when it is dry.

hewhoisnotintheknow

call the housing association, they will know what to do

Im always nervous of calling insurance co's in the first instance as you seem to get shafted what ever has happened (although this is mainly from my car insurance experiance)

Helga14

thanks the housing association are sending an electrician to check the electrics tonight. Hopefully the ceiling won't be too bad and once it is all dry it will just be a paint job.

latecomer

Normally with an escape of water the plaster board is ruined. Between my OH and my flats we were flooded 4 times in 4 years and each time we had to have some of the ceiling replaced. Good luck with whatever they do.

ic

I had a small leak in the central heating upstairs, and the patches on the ceiling below had to be covered in a special stain blocker paint before they could be painted over with several coats. If the damp patch is large, I expect you'll never cover it and have to look at replastering that area.

Fire_Fox

You must write to the housing association yourself detailing the damage, reason for damage, and the urgency of attention (electrics + water). Send this recorded delivery; unless the letter is disputed you have a record of the event and this communication. Also take photos of any damage, even if just on your phone and downloaded to your computer.

This damage should be looked at by the housing association's handyman ASAP, and they can then claim back from the buildings insurance if they want. You will probably have to chase this, but insist upon a full repair. As long as you have a circuit breaker on your electrics it is fine to use the kitchen light again once the water has dried up.

Helga14

Okay thanks for the advice. Of course I left work early for the electrician who never turned up and I'm going to have to write to them as advised and get things moving. The housing association is so slow/rubbish to do anything apart from take my money I can't bear to get into another complaint situation. I don't have any choice. Feeling so shattered today.. what with the little sleep last night. Anyway i have to stop feeling sorry for myself and go into battle.