Hot water tank drained causing airlock

sandsni

If a tenant allows the hot water tank to drain (because they didn't keep the central heating going), thus causing an airlock, who is responsible for getting the hot water flowing again? I don't fancy having to get a plumber out if it's going to happen on a regular basis!

vax2002

The System is Faulty:

A Plumber will just connect a hosepipe to the hot tap from the cold tap, the pressure will do the rest.

theartfullodger

Under LL&T Act 1985 S11 the Landlord is responsible for water etc.. see..
http://www.legislation.gov.uk/ukpga/1985/70/section/11

11 Repairing obligations in short leases.(1)In a lease to which this section applies (as to which, see sections 13 and 14) there is implied a covenant by the lessor—
(a)to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes),
(b)to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences, but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity), and
(c)to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water.

So LL needs to arrange to fix things, initially at his expense, unless tenant is feeling generous.

LL can later try recovering costs from deposit and/or by court action if polite, calm, letters fail.

I kinda doubt any deposit adjudication chappess will decide the LL had sufficient evidence of the move-in state of the water supply/heating and/or instruction manuals to decide in LL's favour.

It does however sound like a suspect/faulty/stupid system... which on LL's & T's interests should be fixed, permanently, to avoid problem in future...

Cheers!

C_Mababejive

I'm not sure how one has anything to do with the other. If the system has been properly designed and installed,such issues shouldnt arise. Either way, i feel it is part of your responsibility as a landlord to sort the problem.

poppysarah

I think you need to sort it out the first time, give clear written instructions and maybe a lesson on using the system.
Put a chart of things not to do/instructions somewhere in the property.

DVardysShadow

Don't cheapskate. Acknowledge that the system is wrong if it airlocks. Get a plumber in to prevent it airlocking rather than just deal with the present airlock. Otherwise this will probably be an ongoing running sore.

sandsni

Thanks for your input guys, but in any house, particularly an older one, if the hot water is used without adequate hot water to refill it (like when the central heating oil is allowed to run out) it will drain and inevitably airlock. Anyone who owns and maintains their own home will be aware of this. I know rent-paying tenants have the right to expect functioning utilities, but surely they also have some responsibility to use the utilities in such a way as not to cause faults? I know for sure that the system was working perfectly before they moved in because I was with the plumber when he checked it.

sandsni

vax2002 wrote: »

The System is Faulty:

A Plumber will just connect a hosepipe to the hot tap from the cold tap, the pressure will do the rest.

Yup, that's what he did when the previous tenant caused the same problem and that's when he told me why it occurs in the first place! I live in the adjoining semi so I'm aware that older houses sometimes require a little more tlc to keep things running smoothly, but I don't think it's unreasonable to expect the tenant to keep the central heating on for an hour or so a day!

sharpee

I'm not sure what you are saying is correct.

Just because the heating oil has run out will not make the water in the hot water tank drain, it just will not be hot. It will not inevitably drain completely. If it does then there is a fault with the system.

A tenants obligations as regards to the heating is to keep it on to prevent frost damage. They are not legally required to have it on everyday.

It is not worth debating whose fault it is. It is the LL responsibility to keep the heating and water supply in working order. It will take a plumber less than half an hour at a cost of no more than £80.

neas

Sounds like the landlord should reinvest some of his earnings from the property and upgrade the heating system.

I rented a flat from a landlord with a 20 year old boiler.... suffice to say it broke 3 timess... and every plumber he got temporarily fixed it... and finally condemned it.

Only when it was condemned did I find out that the for last 4 years the plumbers have been suggesting to upgrade boiler but only when it was no longer safe did they get a new boiler.

Which i might add they replaced it with the smallest boiler which in the end wasnt capable for size of flat.

I moved soon after and bought my own place... where i did upgrade the boiler ..

I find landlords always evasive to 'invest' in their properties. You may lose tenants if you blame them for a poor heating system or try and pass cost onto them. Personally I wouldn't have the radiators/heating on in summer time... so would that mean I would also cause a problem with your heating system?

googler

sandsni wrote: »

If a tenant allows the hot water tank to drain (because they didn't keep the central heating going), thus causing an airlock, who is responsible for getting the hot water flowing again? I don't fancy having to get a plumber out if it's going to happen on a regular basis!

Hot Water tanks are usually gravity-fed from a cold-water header tank.

Draw hot water from there, and cold water comes in to fill it. That cold water is then heated either by an immersion heater or integrated central heating coil to be hot for next time.

If the central heating isn't used, the net result is cold water in the tank, not an empty tank; unless there's some fundamental fault in the system.

A lack of fuel for the central heating can't cause a failure of the cold water supply to the hot water tank....