New Flue Installation Passing Through Another Propery

elstimpo

Hi All,

I live in a grade 2 listed building. My current flue runs up from my boiler into the property above and then across their ceiling before finally exiting the roof.

I haven't had a working boiler for 18 months now. This has been particulaly distressing as we have a 2 year old son who suffers breathing difficulties and i also have had my heath suffer to a degree where i was hospitalised.

I want to pass a new flue through the wall of my kitchen which is rught next to my boiler. I have plannig permission from my local council that included involvement from the head of conservation, in fact that stated that allowing me to do this was in the best interests of the public in order to protect the listed asset.

Every gas safe reigstered plumber has told me that it's the safest and best option and i even employed an independent engineer tasked with finding all available solutions to heat and water. Replace my boiler with the flue follwing it's existing path through another property didn't even feature as one of his solutions.

We have a board of directors that are saying no to this solution and trying to force me to install a new flue follwing its current path.

They hired a gas safe guy to investigate if it was possible to do this within gas and building regulations. He stated that it was possible, but that it would entail huge amounts of work, taking walls and ceilings down in two flats, installing a permanent scaffolding structure with platforms up the void between my flat and the flat above etc etc.

So the board say, there you go it's safe use this guy and get it done.

Today that gas safe guy spoke againt to Gas Safe and they have told him that no new flue installations are allowed to pass through another property regardless of listed building status. Based on this he would be telling the board he wouldn't touch the job doing it there way.

This morning i spoke to gas safe and they confirmed this. However the document they sent me as evidence to prove this, (Technical Bulletin 008 (Edition 3) i can find no mention of flues passing through another property or that they are no longer allowed under any circumstance.

Can anyone help me with this or find some guidlines from gas safe that support this as our board are a particually difficult and often nasty group of people.

Thank you in advance to anyone who can help

Alex1983

There is no way you can have a new flue installed though someone else property, you would need permanent access to it for it to be inspected anytime it was serviced or anytime there was a issue with the boiler.

Try looking for information on flues in voids, you may find guidelines there.

martinsurrey

unfortunately, you almost certainly have no right to pass anything through the wall without the agreement of the freeholders (who I suspect are represented the board of Directors), so if they say no, its a no.

I suggest getting the electric option, or moving if its too big of an issue.

diogrwydd

So in a worst case scenario, if there is a problem down the line such as the flue leaking dangerous fumes in to the other property, who is responsible for potential deaths? If the board of directors have a deciding role in the installation, I would argue they are personally liable should any such issues arise. Maybe 'scaring' them out of the decision is the only way.

Have you gone back to the head of conservation? Surely they have sufficient clout to insist their preferred option is followed?

martinsurrey

diogrwydd wrote: »

So in a worst case scenario, if there is a problem down the line such as the flue leaking dangerous fumes in to the other property, who is responsible for potential deaths? If the board of directors have a deciding role in the installation, I would argue they are personally liable should any such issues arise. Maybe 'scaring' them out of the decision is the only way.

Have you gone back to the head of conservation? Surely they have sufficient clout to insist their preferred option is followed?

no, they can simply say "no flue at all if its not safe".

They wont agree to something dangerous, or something that damages the outside of the building, OP is between a rock and a hard place.

The OP has an electric option, so cant argue that they have no alternative either.

This is part of the reason listed flats can be a nightmare.

elstimpo

martinsurrey wrote: »

unfortunately, you almost certainly have no right to pass anything through the wall without the agreement of the freeholders (who I suspect are represented the board of Directors), so if they say no, its a no.

I suggest getting the electric option, or moving if its too big of an issue.

We all own the freehold. Every owner has 1 share and the board of directors are just 5 people who own a property and volunteered to be on the board.

Electric is not an option due to the size of the apartment and the height of ceilings - it's far too expensive. It would reduce the value of the property from a re-sale value which is what i want to do.

elstimpo

martinsurrey wrote: »

no, they can simply say "no flue at all if its not safe".

They wont agree to something dangerous, or something that damages the outside of the building, OP is between a rock and a hard place.
.

1) They are trying to force me to do something that every authority has stated is not safe when there is a viable safe option that every authority has stated can be done and in the best interests of the building.

2) The board has never undertaken any work to find the best solution to this issue. Their gas safe guy was hired only to find out if doing it there way was possible. He said it was possible but today stated he's changed his mind and it's not within gas safe guidlines.

3) The board have refused to speak to me about this. In fact i asked to come to the board meeting where they discussed this issue and the refused. This board meeting was in Feb and as i right i should be provided with the minutes of the meeting. They are even refusing to provide me with this.

Human rights?

Alex1983

Ignore the building regs or freeholders agreements or anything else that effects the outcome for a minute, the gas safe regs will not allow it, end of story.

elstimpo

Alex1983 wrote: »

Ignore the building regs or freeholders agreements or anything else that effects the outcome for a minute, the gas safe regs will not allow it, end of story.

All gas safe plumbers are refusing to do the work in accordance with gas safe guidlines and instructions, but the board are still saying it COULD be done so up to you now.

Leaves me with nothing

Alex1983

Can you ask the board to install for you and then you pay them. They will find out for them selfs it's not possible and then got out through your kitchen wall like you've suggested or get the guy who has now changed his mind to give them the info of it not being possible in writing.

elstimpo

Alex1983 wrote: »

Can you ask the board to install for you and then you pay them. They will find out for them selfs it's not possible and then got out through your kitchen wall like you've suggested or get the guy who has now changed his mind to give them the info of it not being possible in writing.

They will just say thats not their job. They already know it. I have a 2 year old son with breathing difficulties, i sent them a letter telling how hard it is without a boiler in winter and they responded telling me that was 'nonsense' and that i was 'embelishing' my sons condition. Literally the day after he was rushed to hospital in an abulance.

Their gas guy is going to tell them he won't be doing the work. I have no idea how they will respond.

The head person on the board is not a nice person and has an ego the size of Donald Trumps.