Water shutoff valves - plumber callout fees

Gn93

Many thanks for all replies.

Plan of action so far:
1. Write a formal complain to manco and gather signatures from fellow disgruntled owners.
2. Contact citizens advice bureau
3. Contact Leeds City Council and specifically the enviro health department
4. Collate information from other residents on how many callouts/how much money has been paid.
5. Go easy on the toilet flush..

m0bov

You could also make notes of call outs and claim the money back?

Gn93

m0bov wrote: »

You could also make notes of call outs and claim the money back?

Thus far I've refused to pay for a callout and have gone without water. I could collate info from other residents though, yes.

Skiddaw1

Nothing useful to add to what has already been said but just wanted to say that's mad.... no wonder you're furious.


Hope you can progress things....

sal_III

Gn93 wrote: »

Accepted that its slow but if we could focus on the larger issue. I'm one of approx 90 dwellings in this building being held to a £120 callout fee.

The larger issue is not the call out fee. Even if it's free to get your water back 24/7 - this is still a ridiculous and unheard of setup. Even places with water shortages don't have ridiculous measures like this. I would understand auto shut off valve if the water is running full tilt, indicating a leak. But for any amount of consumption to cut off at 10min is madness. At the very least this have devalued your properties massively, I don't think the freeholder/Manco are allowed to make alterations that would have such effect.

Meanwhile If you are "happy" with being able to manage the cut off by yourself - just get the same/similar valve installed inside your property and set it to 9:45min this way it will cut off your supply before the up stream valve is triggered and reset it's clock to 0. Then you turn it back on at your auto valve.

Gn93

sal_III wrote: »

The larger issue is not the call out fee. Even if it's free to get your water back 24/7 - this is still a ridiculous and unheard of setup. Even places with water shortages don't have ridiculous measures like this. I would understand auto shut off valve if the water is running full tilt, indicating a leak. But for any amount of consumption to cut off at 10min is madness. At the very least this have devalued your properties massively, I don't think the freeholder/Manco are allowed to make alterations that would have such effect.

Meanwhile If you are "happy" with being able to manage the cut off by yourself - just get the same/similar valve installed inside your property and set it to 9:45min this way it will cut off your supply before the up stream valve is triggered and reset it's clock to 0. Then you turn it back on at your auto valve.

Trust me.. I agree with you.
However, playing devil's advocate.. I have a friend who lives in a similar development in Leeds who also have a 10 minute shutoff. But his building has 24hr concierge.. therefore no callout fee. The valves aren't an issue, they're an inconvenience.

As for installing a new valve. They cost somewhere in the region of £200 and would need to pay for labour as I'm not particularly into water lego. Cheaper to get access to that room.

sal_III

Gn93 wrote: »

Trust me.. I agree with you.
However, playing devil's advocate.. I have a friend who lives in a similar development in Leeds who also have a 10 minute shutoff. But his building has 24hr concierge.. therefore no callout fee. The valves aren't an issue, they're an inconvenience.

As for installing a new valve. They cost somewhere in the region of £200 and would need to pay for labour as I'm not particularly into water lego. Cheaper to get access to that room.

Seriously? Who in their right mind would buy a property with such restriction? I wouldn't even rent it.

Sure it's cheaper to get access to the room, the question is if it's at all possible. You have no right to demand access as it's not part of your property so ManCo can just fob you off (just as they have done so far)

AdrianC

sal_III wrote: »

Sure it's cheaper to get access to the room, the question is if it's at all possible. You have no right to demand access as it's not part of your property so ManCo can just fob you off (just as they have done so far)

Not only that, but think about the liability issues of Joe Random having a key to the util room and just gallumphing about whenever they fancy it... Nope, no way is that going to happen.

Gn93

sal_III wrote: »

Seriously? Who in their right mind would buy a property with such restriction? I wouldn't even rent it.

Sure it's cheaper to get access to the room, the question is if it's at all possible. You have no right to demand access as it's not part of your property so ManCo can just fob you off (just as they have done so far)

I din't buy a property with such a restriction. After the ManCo struggled to renegotiate the buildings insurance they went to the courts and got an order that forced owners to pay for the installation of these valves. I owned the property for ~5yrs before that.

If access is not possible then the suggestion would be they are liable to cover 24hr callout for free or why didn't they install them in a public part of the building or (which would have made far more sense) in the individual flats..

I'm not suggesting I should be allowed access to the room. What I'm questioning is the legality of giving the choice of 48hrs no water or £120 callout fee to a vulnerable resident. Its up to the ManCo how they choose to resolve that (i.e. giving access, providing cover, free callout).

davidmcn

Gn93 wrote: »

the suggestion would be they are liable to cover 24hr callout for free

Though I presume "free" would just mean "added to the service charge account and you all end up paying for it"?