Possible leaking pipe - help needed with insurance

jenagain

Hi,

We live in a shared ownership flat, on the first floor of a block of 12 flats. Our neighbour directly below us has come up this evening to say they have a massive wet patch on their ceiling and the plasterboard is not far off falling down. Our washing machine is in a cupboard next to the living room, as is theirs below. To start with I had a horrible feeling our washing machine may have leaked so we quickly turned it off and looked for water - nothing. The pipes are enclosed in a wooden boxing type thing so my OH ripped off the top of that to check for leaks there. There was a small amount of condensation on the cold water pipe, but it wasn't dripping or anything. OH then proceeded to take off the bath panel to check if the bath leaked when the taps are on - nothing.

It could be possible that over time the condensation (which I presume occurs whenever we use the washing machine) has worked it's way down to their ceiling but as I said it wasn't dripping and was dry soon after we checked it.

When we moved in 2yrs ago the housing association took out buildings insurance, and told us we only needed contents insurance. Our neighbours were also told only contents insurance was necessary as everything else was covered. I called the housing association emergency repairs number (thinking the problem would be covered by the buildings insurance) only for them to say they couldn't help us as we're shared ownership, and should have our own 'pipe insurance' (which I have never heard of!). Downstairs content insurance obviously wont cover it either.

Does anyone know where we stand? We literally have no money to call an emergency plumber out, and they would have to pull up our floor, or remove the plasterboard from the ceiling downstairs to get to it.

We were both told by the housing association that the buildings insurance would cover any damage to the building but they are now saying that we're on our own and it's not their problem. I just don't know what to do next. I've only just found a job after being made redundant in September when my daughter was only 3 days old so we are literally scraping money together to cover our outgoings, without all this as well.

They are new build flats, but we have had so many problems caused by shoddy building - we are currently fighting the housing association to replace our back door that wont shut properly plus many other things (this has been going on for 2yrs!) Even today we can't get our bath panel back on because it was so bodged when it was put on.

A friend who lives in another property built by the same company had a similar problem with her ceiling leaking after a pipe above had been left with nothing covering the end - it wasn't until 18 months after they moved in that the problem became obvious - if that has happened here then surely they are liable not us?

If anyone can suggest anything please let me know, I'm also intrigued about 'pipe insurance' if anyone can shed any light?! Am I stupid in thinking we were covered, having both buildings and contents insurance?

Jen x

takoo

Hi Jenagain
What a horribl way to begin the Near Year.

It is possible to have "pipe insurance". For example boiler insurance has a range of items which may include central heating pipes. Likewise drains insurance includes certain pipes.

Can't answer to your problem but you might like to consider the following:

1. the "fault" may be in some other place,
2. possible causes are :

• weather at the time - water may have come in from outside
• rain water downpipes from the roof
• central heating pipes
• down pipes from the upper floors
• the mains water supply pipe.

Years ago I had a washing machine outflow which overflowed because of a blockage caused by wool etc clogging the pipe.

Some of these points are given to open the possible range of causes and hence the pattern of liability to make good, eg the HA.

All the best in solving it.

Takoo

Mac_Sami

I would be very interested to know who your Housing Association are and how you get on with this - I'm having similar problems with a leaking pipe, possibly from the flat above or elsewhere - and my flat is still under the defect period (although I am now being told otherwise, despite evidence to the contrary!).