OM Management - Who is responsible?

happypig

Hiya

I wasn't sure which forum this belongs in however my query relates to property management, so I will pop it in here. Please do let me know if it belongs elsewhere.

I am owner/occupier of a leasehold flat managed/maintained by OM Property Management. I have a leak in my bathroom and need to get this repaired, however the stopcock (attached to a 25mm plastic pipe) inside my flat is seized up. There are also a bank of four stopcocks in the communal hallway; one of which serves my flat. Three of these four stopcocks is also seized up. In order to get my internal stopcock repaired, I need to unseize the correct stopcock in the communal hallway.

I have telephoned and had lengthy conversations with OM (formerly Peverel), however they have advised me that I am also responsible for my communal stopcock. Now it has always been my understanding that the managemrent company were responsible for the maintenace and repair for plumbing leading to the flat INCLUDING the stopcock, especially given that it is in the communal hallway. To make matters worse, it is impossible to tell which stopcock is connected to my flat and OM Management cannot tell me without sending out their own plumber - a privilege for which they want to charge me!

If anyone can offer any advice I'd be extremely grateful.

moromir

I think you need to re-think how you think of the stopcock in the hallway, by definition if it solely serves your flat, it cannot be communal (i.e. serving everyone).

If the stopcock solely serves your flat (i.e. it doesn't shut water off to the whole block), then it is highly likely that it is your responsibility.

Most leases make reference to the lessee being responsible for the maintenance and upkeep of pipework solely serving their own property.

HOWEVER, you need to read your own lease to establish whether this is the case.

The management company is only responsible for communal items and as such has no duty to keep records pertaining to plumbing serving individual flats.

happypig

I see where you are coming from however I have also been advised that the communal area stopcocks are there in case of a flood, so that a flat's supply can be isolated if, for example, the owner is not home. At least that's how a plumber explained it to me and this would seem to make sense. I'll try and find a copy of the lease. Thanks.

propertyman

O & M should have the Health and Safety Manuals from the developer if it was built in the last 12 years, and services drawings will have the information.

m0bov

Does'nt matter where the stop !!!! is, if it does your flat only, its down to you. If it serves other properties, its the agent. I had the same issue, mine was weeping, it only did my flat although it was in the hallway. I had to pay for it to be replaced.

propertyman

m0bov wrote: »

Does'nt matter where the stop !!!! is, if it does your flat only, its down to you. If it serves other properties, its the agent. I had the same issue, mine was weeping, it only did my flat although it was in the hallway. I had to pay for it to be replaced.

mmmm, it kind of does, he doesnt know which of four his one is....

moromir

propertyman wrote: »

mmmm, it kind of does, he doesnt know which of four his one is....

Its still not the management company's responsibility... if someone wants to turn off a stopcock solely serving their flat... they need to work it out or get a plumber in.

1) Check with all other neighbours to find out if anyone knows which is their stopcock.

2) Put a note through everyones door telling them you will be testing the stopcocks in 24 hours time (so you don't catch anyone in the shower/doing laundy etc!) test the stopcocks that are still unknown. Turn your kitchen taps on and then turn off each stopcock until you don't have water anymore.

3) Turn everyone elses back on!

It's really not that difficult if you approach it logically.