Water shutoff valves - plumber callout fees

Gn93

I live in a block of flats in Leeds which is run by a management company. I own the flat I live in. Last year they were having trouble renegotiating the buildings insurance due to multiple recent floods within flats in the building. The insurance company mandated that every flat must have a timed water shut off valve installed so that they would provide insurance. No problem so far.

The valves were installed in a central room in the block of flats that owners/tenants have no access to. If your water supply goes off (due to water running for > 10 minutes) then you have to call the concierge who will turn your water back on for free during office hours (Mon-Fri 0830-1630). If your water goes off outside office hours then you are faced with calling the plumber (exclusively the same one who fitted the valves). For an out of hours call the plumber charges £100+VAT to turn water back on (press a button, not technical).

My issue is firstly that the valves are in a central, inaccessible room (where the water meters are) - I believe they should have been installed in the individual flats. And secondly that owners/tenants are not allowed access to this room to reinstate their own water supply out of office hours.

Any similar experiences or advice on how to approach appreciated.

AdrianC

If t'were me, I'd simply pre-empty any issues by installing my own stopvalve where the water comes into the flat.

The plumber may merely have to press a button (not that turning a valve handle is "technical"), but he's got to travel to the job, let himself into the services room, then know which button to press and take responsibility for any errors. Should he do that for free?

davidmcn

Not very clear from the OP, but I presume these are valves which are only going to shutdown if they detect a burst pipe? In which case the costs to turn the water back on are probably a minor issue, incurred once in a blue moon?

As above, don't the flats have their own stopcocks for when you choose to isolate your supply? And if not, is there anything preventing you from installing one? (other than having to deal with the communal room at the time of installation)

m0bov

Each flat must have its own valve, def get your own fitted. Does it have a water meter? Could be a valve near that.

Gn93

Thanks for replies so far.

My flat has it's own stopcock so I can manually turn my water on an off, yes.

But the shut off valve is a timer valve that shuts off water to a specific property after water has been running for 10 minutes. And the timer valve is further upstream than my stopcock which means if I run water for >10mins then my water is shut off and the stopcock in my flat is useless.

No of course I agree the plumber shouldn't do it for free. My issue is the management company should make the valve room accessible so the plumber is not required.

pinkteapot

Gn93 wrote: »

But the shut off valve is a timer valve that shuts off water to a specific property after water has been running for 10 minutes. And the timer valve is further upstream than my stopcock which means if I run water for >10mins then my water is shut off and the stopcock in my flat is useless.

:eek:

Does that include the shower?!

wesleyad

Gn93 wrote: »

Thanks for replies so far.

My flat has it's own stopcock so I can manually turn my water on an off, yes.

But the shut off valve is a timer valve that shuts off water to a specific property after water has been running for 10 minutes. And the timer valve is further upstream than my stopcock which means if I run water for >10mins then my water is shut off and the stopcock in my flat is useless.

No of course I agree the plumber shouldn't do it for free. My issue is the management company should make the valve room accessible so the plumber is not required.

Yeah that sounds like absolute madness. Does it need a large volume of water to pass through in 10 mins or just any amount? Do things like showers, filling baths, dishwashers set it off? Even a quite slow filling toilet can take more than 10 mins. I'd definitely be asking for access or they pay for the call out.

Gn93

pinkteapot wrote: »

:eek:

Does that include the shower?!

And the toilet..

Gn93

wesleyad wrote: »

Yeah that sounds like absolute madness. Does it need a large volume of water to pass through in 10 mins or just any amount? Do things like showers, filling baths, dishwashers set it off? Even a quite slow filling toilet can take more than 10 mins. I'd definitely be asking for access or they pay for the call out.

Any amount of water.. The slow filling toilet being my latest issue. After a weekend of no water (for an unknown reason) I was trying to flush the toilet this morning whilst the cistern (which is hidden behind tile and inaccessible) was still filling and after a few flushes (I was in a bad mood) tripped the water AGAIN.

I have to use an egg timer in the shower and dishwashers/washing machines dont trip it because they never draw 10mins of continual water.

davidmcn

Ok, that's absurd, irrespective of any fees for turning the water back on.

Gn93

davidmcn wrote: »

Ok, that's absurd, irrespective of any fees for turning the water back on.

Absurd and potentially illegal or unethical at best..?

I am able bodied etc. and if my water goes off out of hours I go to local shop and buy 3x5L bottles and wait for Monday morning office hours for free turn on. However, there may well be vulnerable people in the building who are faced with the prospect of no water for 48hrs or a callout fee who are unable to transport 15L of water..