Leak into downstairs flat

AliceBanned

Not sure anyone still following thread but the advice has been very helpful, thank you.


I received an email today from the housing assoc saying the claim has been forwarded to the insurers. :T.


I have a lot of trouble getting things done through this housing assoc so I am glad my firmer email worked. It is worrying as the damage is quite bad. Even if it turned out to be caused by something else such as an overflow pipe in the block next door (according to upstairs owner!!) then it needs to be resolved so that I can get the repairs done and so that it doesn't recur! I am still a bit in the dark until the right people investigate. And I have no shower!

Alias_Omega

I am following..

AliceBanned

Thanks Alias_Omega!

AliceBanned

The insurance co called me to say I needed something in writing from owner above, to state that the problem had been resolved. That way if repairs were done and then the problem recurred I presume I could claim against them. So they are not quick to respond of course. I have sent the lettings agent an email asking for confirmation that the problem is resolved, though of course she is not keen to admit it was from that flat. Well she was initially but changed the next day and said the plumber found nothing wrong.

I trust my email will be ignored and I will chase and chase but they have to give me some kind of reassurance surely?!

I feel there is no point doing a repair if no one has got to the bottom of the problem but in the meantime I have a messy bathroom (though seems dry) with no shower. It still smells slightly so there could be damp walls. it has a musty damp smell that wasn't there before.

AliceBanned

The lettings agent phoned me after I sent an email saying it had to be linked to the flat about, as it stopped shortly after she said she had closed a hot tap.

She phoned to clarify that there is nothing visibly wrong in that flat - it could be pipes in between and there are numerous problems with overflow pipes as well as water running into the foundations of the buildiing, that the management co have been alerted to but are doing nothing.

I hope to speak to the management co. today. It wouldn't surprise me if they are neglecting the building as the window cleaning, paid for in the service charge, for one is never done.

I don't know where to go from here if I am dealing with an intractible management co.

Upsidedown_Bear

You might find this useful:
http://www.lease-advice.org/

AliceBanned

Thanks Upside Down bear I will have a look at the lease tonight as well.

It has now become hostile. I phoned the insurer who said really the flat above needs to request a 'trace and search' from their insurer (same insurer). This uses equipment to trace a leak and is free of charge, and given that the damage is in the two flats below it is their responsibility to seek the cause properly and to allow access.

She was argumentative and obstructive and keeps saying they can't see a problem and that a plumber has been. I went back to the insurer who said that flat is the first place to rule out and really they should take responsibility and allow access. They suggested I email her, give her their number and the reference number and threaten legal action for negligence if it is later found that the leak was from that flat and they would not cooperate.

I have sent this and it states in no uncertain terms that they need to arrange the 'trace and search'. It won't even cost anything. She is speaking on behalf of the owner and risking the owner being sued for negligence - surely it is the owner's decision. Because the owner doesn't live there and the damage is not to her flat, she clearly doesn't care!! I am livid.

The insurer said they could do the 'trace and search' in my flat but there is no point, if water was coming through my ceiling. It is clearly from somewhere above, if not that flat then the pipework somewhere. In any case it seems to have stopped now - but this was since she did something to the hot tap.

It is just going round in circles and irritating me!

They might do the trace and search and find nothing anyway, but I can still smell damp and it is in the kitchen as well.

Alias_Omega

Sounds like the insurance need to speak to the management company, and you need to step out of the middle conversation....


A talk to C, and not via B..

AliceBanned

Alias_Omega wrote: »

Sounds like the insurance need to speak to the management company, and you need to step out of the middle conversation....


A talk to C, and not via B..

I agree. She has sent me a hostile response accusing me of harrassment. Dear dear. I am the one with the distress of a damaged bathroom damp smell and broken shower. She is really damaging her company by behaving like this. All she has done is try to find leaks elsewhere in the block to deflect the blame.

She has asked them to do the trace in my flat first, which they are going to contact me about. Still defensve, still not willing to allow access.

The walls have dried out a lot so they may not find anything. She felt how soaking wet they were. I wonder whether she would like her home damaged like that?! I just can't understand the mentality as when I thought the leak was from my flat I was mortified and did everything to help, but when I asked for help from above I have all this. I am the one being harrassed.

AliceBanned

Alias_Omega wrote: »

Sounds like the insurance need to speak to the management company, and you need to step out of the middle conversation....


A talk to C, and not via B..

The management company are washing their hands of it and say it is between the insurance co and flat above. Which is what I was trying to sort out.