Leak into downstairs flat

Le_Kirk

rich13348 wrote: »

Ahh dear your not having much luck. When the beater starts coming through again just go knock on the door of the flat above and tell them its leaking again. You could always ho down the letter before action route to the settings agent or freeholder scare them into doing something.

Although the settings agent may not be phased by that approach.

Don't you just love spell checker - or should that be spill chucker?

rich13348

Lol yeah didn't look through my post before submitting my bad I've altered it now. I sure that AliceBanned got the jist of it though.

AliceBanned

Thanks. Part of the problem is the lettings agent claims there are problems with the block overall. I think if they haven't followed instructions of the insurer though then surely the insurer could take action to enforce this? Or the freeholder?

AliceBanned

I have had an email from the lettings agent for the flat above, saying they are sending the plumber back. They checked and the tenants used the shower at 6.30am today. So I presume they had stopped using it for the place to dry out.

She has asked me to check whether the search and trace people checked the waste pipe..so I am trying to find out. So she is still questioning it to some degree.

I have been told by the housing assoc that a housing officer will be giving me a call today. Usually when they tell me this it doesn't happen so I'm not holding my breath..

AliceBanned

https://www.dropbox.com/s/sxqo3cyeeb0r1le/2015-08-05%2009.41.34.jpg?dl=0


The ceiling is feeling soft in the corner and very damp. This is worse than it was two weeks ago.

AliceBanned

Finally today I have had confirmation from the lettings agent that 'the faulty screen has been removed'.


This is the first admittance of the flat above causing any of the problems.


I have contacted the insurer who asked a bit more about the two leaks but still think it should all go on my insurance. I have to pay £250 excess but can try to claim this back on the grounds of negligence, but the insurer won't help me do this, I have to go through CAB or something like that.


I am away soon so nothing will be done now until early September, but I have arranged for a quote and am waiting to hear about when the surveyor can attend. It will up to the surveyor to decide how far the water damaged my shower. In fact if they think it is unrelated all they will do is arrange repair to the walls and ceiling, which may not be that serious. Oh well. I had to go through the insurer as I was inexperienced and the whole thing was getting a bit worrying.


Who knows, I may get back from my holiday and find it has recurred anyway - at least this allows me to leave it for a few weeks before repairs are done.


And my shower was a bit rubbish so I don't mind replacing it, though no idea yet when I can afford this.

AliceBanned

I forgot to mention that prior to this the housing assoc threatened her - she was in breach of the lease as was not allowing me 'quiet enjoyment' of my property, which neighbours should do. Too right!:T.


That did the trick. Shame she wasn't listening to me but then she didn't think I had any clout.


I'm not finished with her yet..not with what I have on record..intimidating phone calls, etc, long delays.

AliceBanned

Just came back from a week away. to.. guess what?! Yes, another leak in the same place.


A plumber came round and suggested I get a shower put back in and ignore - after all the downstairs flat is going to get the damage - it is bypassing mine to a large extent. Downstairs and upstairs both need to make insurance claims too.


I'll leave them to sort it out between them, as I've done my best and it is a waiting game now for the walls to dry out and stay dry.

tizzle6560

General_query wrote: »

He said it has got bigger in the past 24 hours. It is about 12" long and 6" wide.

Are we talking about the leak or is he boasting......?

:rotfl:

Jesus is it so hard to JUST give some advice to someone who is obviously in need of it, without having to add some complimentary unfunny and un-witty remark?

AliceBanned

The surveyor appointed by the insurance company came today, even though the leak has been continuing a bit.


He thinks it is almost definitely from the flat above, and that despite the fact that they have done the work and the leak has happened again, we should start the work.


The ceiling is saturated and soggy and he said the leak has been ongoing for some time as it has soaked through a thick slab of concrete.


They will pursue the excess (£250 to be paid by me) and the costs of repairs from the flab above.


I am not sure which route to take - cash from the insurance company and organise the works myself (I will await the amount) or to use their builders who will go through the whole process, but repair like for like (probably replacing the shower unit itself, he isn't certain yet). He said some people take the cash payment and put it towards a new bathroom. I don't think I'd put it towards a new bathroom though a better pump, shower and water pressure would be nice while I'm having the work done.


I suppose I will see how much the payment is but the surveyor didn't recommend going this route considering that the leak has recurred, as the work is not guaranteed by the insurance co if I get it done that way. So I guess it is a question of more hassle or more money.


To be honest I have met 4 plumbers now as part of this process, and 3 of them were useless. The fourth one seemed to know about plumbing (!) but there were other issues, eg difficulty getting a written quote, difficulty getting charged enough (odd I know but it made me suspicious).