bath frame without using wooden battens

[davidm1969]

None of the bathrooms I fit are moist!
Nothing should move, pipework and seals should be watertight, good extraction and ventilation.

Dry as a bone under all my baths.

And tenants are usually a big part of the problem... They abuse things, leave issues until they're a major problem and then it moves on to landlords who are slow to act and usually send in the wrong "fixers".

In my experience as a tradesman.

Thanks that's why I won't be doing myself and have found a bathroom installer to take a look. I agree baths shouldn't move and that seems to be part of problem as tenants report bath moving and think leaks through the silicone despite them re doing sealant (one is actually a plumber)

Tenants only mentioned to me first at inspection visit in April but not any smell (I bought just over a year before and they'd been tenants for 4y before that) and I do encourage them to tell me about issues quickly. They are cost conscious and do save me (and previous LL) £ eg have replaced a tap (I paid for tap) and painted a bit of ceiling where a leak previously from above rather than me calling in trades. But a slight worry they may not always report quickly.

Have got a bathroom installer taking a look on Tuesday but wanted to get views from folk here which has been helpful

Think might also get a humidity meter (for 20 quid there are ones which record min/max daily) then over time can see if a bigger /better extractor fan needed (maybe one with a humidistat) - what do you think?

Best

 

[opps]

one is actually a plumber

In my experience as a decorator... 90% of plumbers should not be allowed anywhere silicone- note to the descent plumbers here, whom I often defer to, I am including you in the 10%, not the 90%

 

[johnny2007]

My 2 pennies: bath needs to come out, batons replaced (treated wood is perfectly fine), bath re-installed properly making sure feet are on a stable surface.
Silicone applied properly by a competent person.
Job done.
I'd factor in half a day to do this.
£350 London prices all in would be perfectly reasonable.

 

[opps]

Think might also get a humidity meter (for 20 quid there are ones which record min/max daily) then over time can see if a bigger /better extractor fan needed (maybe one with a humidistat) - what do you think?

I had two different humidistat extractor fans in my previous home.

One was a Manrose, from memory it might have been the XF100H. It had a jumper on the PCB switch from high to low speed. I left it on high speed. The noise didn't bother me, I was more concerned about moisture. I jerry rigged it so that it didn't come on with the lights if someone wanted a pee in the night. On warm and humid summer nights, it would kick in. It cost approximately £40-50.

The downstairs "bathroom" only had a loo, basin and shower. I fitted an Icon 60 with a PIR and humidistat. Price- about £170-. That was more problematic. It was overkill and incredibly noisy. That said, the extraction was so impressive that it the door was very slightly open, the fan extraction rate would pull it closed. I did tell her who no longer talks to me that we needed to fit a vent in the door to allow the air to be sucked in.

During warm summer nights, it would often kick in. I don't know if the PIR saw dead people or if was the humidistat. Although the cover was removable, it was extremely difficult to clean the blades on the fan. I don't necessarily regret the purchase but the ICON 30 might have been a better option.

I have fitted 3 different brands for customers, eg. xpelair. They often kicked in when it was raining outside.

Ultimately, I guess if you are getting a rental property humidistat fan, you need one so quiet that the tenants will not flip the isolating switch.

 

[davidm1969]

My 2 pennies: bath needs to come out, batons replaced (treated wood is perfectly fine), bath re-installed properly making sure feet are on a stable surface.
Silicone applied properly by a competent person.
Job done.
I'd factor in half a day to do this.
£350 London prices all in would be perfectly reasonable.

Thanks that's incredibly helpful esp to know what it should cost

 

[davidm1969]

Thanks a lot. In a different property I've used this one which can be set to only turn on at higher speed 5min after light switch so if you pop into bathroom briefly to use the loo it doesn't turn on so doesn't annoy, and is on continuously at low speed and not really audible

Vent Axia 473849 Lo-Carbon Revive 7 SELV dMEV Extractor Fan

Deliver safe low voltage ventilation with this SELV extractor fan, improving airflow efficiency with fast UK delivery and expert support.

www.fastlec.co.uk

I had two different humidistat extractor fans in my previous home.

One was a Manrose, from memory it might have been the XF100H. It had a jumper on the PCB switch from high to low speed. I left it on high speed. The noise didn't bother me, I was more concerned about moisture. I jerry rigged it so that it didn't come on with the lights if someone wanted a pee in the night. On warm and humid summer nights, it would kick in. It cost approximately £40-50.

The downstairs "bathroom" only had a loo, basin and shower. I fitted an Icon 60 with a PIR and humidistat. Price- about £170-. That was more problematic. It was overkill and incredibly noisy. That said, the extraction was so impressive that it the door was very slightly open, the fan extraction rate would pull it closed. I did tell her who no longer talks to me that we needed to fit a vent in the door to allow the air to be sucked in.

During warm summer nights, it would often kick in. I don't know if the PIR saw dead people or if was the humidistat. Although the cover was removable, it was extremely difficult to clean the blades on the fan. I don't necessarily regret the purchase but the ICON 30 might have been a better option.

I have fitted 3 different brands for customers, eg. xpelair. They often kicked in when it was raining outside.

Ultimately, I guess if you are getting a rental property humidistat fan, you need one so quiet that the tenants will not flip the isolating switch.

 

[CountryFan]

In my experience as a decorator... 90% of plumbers should not be allowed anywhere silicone- note to the descent plumbers here, whom I often defer to, I am including you in the 10%, not the 90%

Tbh, when I was 1st let loose after being an apprentice, my silicone skills were very poor. On new builds I believe it is done for them by a silicone seal person.

 

[dilalio]

despite them re doing sealant (one is actually a plumber)

Ha!
He certainly isn't a Mastic Man!

 

[dilalio]

bathroom installer

Rarely decent plumbers.

 

[davidm1969]

Rarely decent plumbers.

But most of what I'm asking them to do isn't plumbing is it? Taking the bath out replacing the frame fixing it back securely? Sealing.The only bit that is plumbing is removing the taps and bath waste and putting those back ?

Or do you think I'd be better getting a plumber to do this?

 

[davidm1969]

Ha!
He certainly isn't a Mastic Man!

I assume the photos shown are after it has moved again and not after any re -sealing