Emergency Plumbing in a rented property

spugzbunny

:mad: Grr firstly the plumbing in my house is falling apart around my ears! The cylinder went a few weeks ago and now today the mains tap is leaking.

I've spoken to our usual plumber and he's coming tomorrow to fix it. Problem is that I can't get hold of the LA as it is a Sunday. I have left the message but agreed with the plumber that I will pay him and try and claim the money back from the LA.

What are the chances they will pay? Are they obliged to or is that wishful thinking?? We have a good enough relationship - we always pay rent on time and have been here for 4 years near enough.

G_M

Depends on the agent and the landlord. If they have any sense they'll be grateful you organised this to minimise water damage, and they'll re-imburse you. I would.

But not all agents or LLs are like me!

If it is causing damage the other temporary measure you can take is to switch off the water at the mains outside. There should be a small manhole (6 inches square, usually black, often marked "water") outside. It may be in the pavement outside the house, or just inside th front gate.... Lift it and turn off (sometimes they are quite deep and need a special tool).

edit - are you sure he's coming tomorrow? He hasn't forgotten it's a bank holiday has he? If he does come, his charge could be sky-high (which won't please the LL !), so unless the stopcock leak is severe/causing damage, or you can't use the outside stopcock, you might want to arrange him for Tuesday when his charge will be more reasonable?

I know these things are annoying, but it can happen to anyone, whether tenant or owner-occupier. Just one of life's annoyances to be dealt with.

spugzbunny

He charges £35/hr - I have used him before and the LA approve of him so they should be ok with that. He's been pretty good to us because we actually found him last time we had an emergency and asked the LA to use him instead of the usual plumbing company (who are a bit !!!!! to be honest!)

It's a pretty steady leak so the water will cause damage to the floor if it's left. At the moment we are on mop duty every hour! Too frightened to look for the outside stopcock!

If they get funny about it I'll just have to politely fight it and get back what I can and right it up to 'one of those things'

G_M

spugzbunny wrote: »

He charges £35/hr -
......
Too frightened to look for the outside stopcock!

Yes, but is that his standard charge? Have you checked his Bank Holiday charge?

Too frightened of....? leaving the kitchen mop duty? Venturing outside in the dark (oh no, it's day-time)? Lifting up the manhole cover?

The outside stopcock in the pavement is provided for PRECISELY this situation - to isolate your property when you have a water emmergency! GO out and look for it!

If you turn it off, you can stop the hourly mop duty, and just turn it on for 10 minutes when you want a shower or to do the washing up.

spugzbunny

Frightened I'll cut off the whole street but cheers for that.

I'll do that now and I've text him about costs so that I am ready and also reminded him it is a BH.

may_fair

G_M wrote: »

The outside stopcock in the pavement is provided for PRECISELY this situation - to isolate your property when you have a water emmergency! GO out and look for it!

Yes, I think this would fall under T's duty to act in a 'tenant-like' manner (though, as you say, it might require a special tool - the one in the street where I live does).

spugzbunny

thanks everyone - all that I need now is wine to settle my annoyance!

On the stopcock situation - i cant get to the outside one without some crazy long !!! tool so i've tightened the indoor one and thats stopped it 99%.

dancingfairy

Might be worth having a chat with the Landlord/Letting agent as to who you are supposed to inform in case of emergency. Usually I've had to contact the letting agents if they manage the property and they give you an out-of-hours number or you contact the landlord direct if such a situation arose. I'm surprised they haven't told you what to do in such a situation.
df

spugzbunny

Well it was fixed on Monday. £125 he charged. That's a new tap and labour on a BH. Turns out the tap was lead! Eek!

LA are happy to reimburse - just waiting for an invoice from the plumber now. Re emergency contacts - they basically don't have one but said they in such situations I should just go ahead and get the work done and they will reimburse.