hallway carpet destroyed; housing association won't cover damages

catalina66

Hi :-)

I'm a thirteengroup tenant in sheltered housing, having lived here for 2 years. Just over a week ago, hallway flooded out very fast, and they responded the same evening and following morning, when 3 workmen unblocked the outside drain. This drain is smack in the middle of my front garden, yet apparently is linked to other properties too. Hallway carpet and underlay absolutely ruined. I haven't got insurance.

Before sending in a claim, I'd checked online at the history of repairs here, and 3 years ago, the same issue had happened, during a course of a few months where lots of leaks were happening. I detailed this in the claim, but their response is a very blunt 'they're not responsible'. A drain cover was fitted 3 years ago, but the same issue has happened even with a drain cover fitted. What if every 2-3 years this happens again?

I can't help thinking that for the same issue to be happening again, surely the pipes must be at a wrong angle, for water to be flooding back into the house? And what if it is something a neighbour did? [the neighbour next door is forever doing DIY etc inside and outside of the house]. My water usage is very low.

I see no point in replacing the carpet, with the flood risks. All I can think practically at this point is to put a couple of bath mats down, as long as they're secure (I have health/mobility issues and must be super careful not to slip or fall].

Can't help feeling that it's not very aligned with the tenancy agreement that I'm not confident about putting carpets down, and that there's a recurrent flooding issue here, yet nothing properly being done about that. Surprising sheltered housing is like this. I could slip on water if a leak was just beginning to come through. That's how I noticed the leak beginning, stepping in a puddle of water, then suddenly the hallway was flooding.

Would really appreciate any advice. Thank you.

HappyMJ

Are you responsible for the carpets?

JJ_Egan

<<an't help feeling that it's not very aligned with the tenancy agreement >>

What does your agreement say in regards to this hallway .

wealdroam

catalina66 wrote: »

I haven't got insurance.

You need to fix this too.

bris

This is an insurance job, the HA is responsible for insuring the building, you are responsible for insuring your contents. Carpets are not fixtures and fittings, you need insurance.

shaun_from_Africa

bris wrote: »

This is an insurance job, the HA is responsible for insuring the building, you are responsible for insuring your contents. Carpets are not fixtures and fittings, you need insurance.

I would have thought that the housing association would have been required to ensure that the drainage system is up to the job and as the flooding from the drain is a known issue, I don't think that they have done this.


It's all very well telling the OP to get insurance but to get cover for flooding will either be extremely expensive or impossible due to it now being a known risk which has happened at least twice and which must be declared when getting a quote.

catalina66

shaun_from_Africa wrote: »

I would have thought that the housing association would have been required to ensure that the drainage system is up to the job and as the flooding from the drain is a known issue, I don't think that they have done this.


It's all very well telling the OP to get insurance but to get cover for flooding will either be extremely expensive or impossible due to it now being a known risk which has happened at least twice and which must be declared when getting a quote.

Appreciate responses, and your advice particularly got my attention, as I hadn't even thought about that angle. Thank you. Really appreciate.

I do feel they're not fixing the issue properly, and, especially as it's sheltered housing, there's surely more they should be doing. I'm just not sure what channels to go through, as their manner is dreadfully blunt and callous anyway, but I'm unsure who I'm supposed to approach in the first instance that would cause them to take some positive action.

pinkshoes

Did y out the carpet in yourself or is it theirs?

I doubt you would have been able to get insurance if it had happened before, so even if it is your responsibility,they should be paying for it as it was their own negligence that caused the issue.

molerat

The HA could only be held responsible if they were negligent. Saying the same happened 3 years ago and they fixed it does not imply negligence. This is something that would be covered by insurance and the insurers may then argue liability with the HA. A hard lesson learned on the importance of insurance I think.

catalina66

pinkshoes wrote: »

Did y out the carpet in yourself or is it theirs?

I doubt you would have been able to get insurance if it had happened before, so even if it is your responsibility,they should be paying for it as it was their own negligence that caused the issue.

Thanks pinkshoes. It was my own carpet. The HA had given a £100 grant for decorating when I moved in, but carpets and painting the place (not in a great state) came to around £800, big tobacco smears and staining right across the walls and fixtures and ceilings etc.

I do feel it's their own negligence in not fixing the problem properly 3 years ago. They seem more concerned to just clean up the mess asap each time, solely to cover their backs, than actually prevent the flooding properly, regardless of how that affects me negatively in my home.

I've also literally just remembered seeing some work being done over the fence and a bit further down, underground, just before the flooding. On calling the warden, she's said it was openreach fitting a telephone line though.

catalina66

molerat wrote: »

The HA could only be held responsible if they were negligent. Saying the same happened 3 years ago and they fixed it does not imply negligence. This is something that would be covered by insurance and the insurers may then argue liability with the HA. A hard lesson learned on the importance of insurance I think.

I believe they're negligent about not fixing what must be a bigger issue. They did a patch up job in unblocking the drain, but I really am wondering if the pipes are not laid correctly, thus water flooding back into the house.