Bathroom leak has caused more damage than originally thought...advice?

aliasojo

Aaaarrgghhh! Just wrote a lengthy post and lost the lot!!! &**&^%^^!!!!!!! I am soooo not having a good time today!!!!!!:mad::mad::mad:

*and breathe*

Ok, basics are......leak in bathroom under the bath a few days ago, initially thought to be a fitting springing a fast leak and causing a small amount of immediate damage is now turning out to be a possible slow leak that's been going on for months before finally popping.

Bathroom is above kitchen. Kitchen ceiling came down with a huge bulge full of water which suddenly appeared. (Wasn't like that in morning, this happened late afternoon.)

Closer investigation shows more problems. Thoughts now are that water has been seeping into the insulation between bathroom floor and kitchen ceiling over a period of time and has wicked the water all over the place affecting much more of the plasterboard ceiling than originally thought. Black mould has been found on ceiling under the paint which is peeling off in huge swathes, even past the point of where the bathroom above stops. Also behind the coving and at the top of the wall plasterboard. Eventually the weight of the wet insulation caused the ceiling to bulge and cave in.

So far, the only person that has looked at this has been the plumber. He's a lovely bloke but I'm thinking he's just not up on the problems that can stem from damp because he was all ready to replace one ceiling board until I found the mould and damp feeling boards. He thought they would just dry out ok.

Questions....

When I phoned the insurance company when it had just happened, they asked questions about amount of damage and whether walls etc were involved. I said there was only one sheet of board burst as I had no idea at that point how bad it was. They just asked me to send in some pics and an estimate of repair costs. Now the job is escalating I'm assuming I'd better let them know in case they need to send someone out?

My plumber is lovely but I'm thinking I might need someone else to assess the damage. Who would I be best approaching?

phill99

I run Maintenance Company and undertake alot of work for insurance companies.

The fact that you have found other problems is not uncommon. Floods tend to be 'fluid' (no pun intended). jnust make sure that the insurers are aware, They wont hold you to the info you gave them on the first call.

It sounds like the plumber isn't the best person to deal with this. You need a builder to assess the extent of the damege. Sounds like the ceiling will need replacing amd redecorating (which normally encompasses the walls as well) plus the insulation and it sounds to me like you need to check the bathroom floor and floor covering. Plus before anything can be repaired you will; need to get the place thouroughly dry with dehumidifiers etc.

I would recommend you get in touch with your insurers again and say you have had a 'major ingress of water'. This normally triggers a different response and many insurers will send out a Damage Limitation Company who will install dehuumidifiers to stop the moisture spreading and to start the drying out process.

chivers1977

We have a leak under our concrete floor which is still drying out throughout the kitchen, utility and bathroom.

This is our experience:

1) call insurer
2) surveyor from insurer visited
3) we said that we wanted to have our own builders for repair
4) schedule of works provided to give to builder to quote
5) stripping works completed by insurers contractors to allow to dry
6) Dehumidifier and fan provided
7) electricity for said to be paid by insurer
8) Builder visited - found lots of other points not found by surveyor
9) Asbestos tests carried out - negative (phew)
10) Quote sent to insurer inc lots of extra work as not found by surveyor
11) currently waiting for drying to complete & insurer to agree quote

My recommendation is to take lots of pictures (loads and loads) all the way through, keep records of all calls with names and times etc and be strong.........

My thoughts are with you as know what you are going through.... haven't you just redone these rooms?

aliasojo

chivers1977 wrote: »

My thoughts are with you as know what you are going through.... haven't you just redone these rooms?

Yes.

I'm trying very hard to have the 'it's not the end of the world' train of thought.

chivers1977

I am still in the end of the world stage here!

Roll on the hole in the floor being filled, let alone cupboards and flooring being fitted!:rotfl:

aliasojo

I wish you strength Chivers.

Oh and btw Phil....I was havering...the kitchen AND dining area is a little under 10 metres, the kitchen itself is just under 6 metres.

Appreciate your help. :beer: