boiler - Management want me to replace my brand new boiler

[badhairday]

Basically I own a flat in London. The whole property runs on electricity (boiler, radiators, cooker etc). So anyway, the boiler stopped working and I had a new boiler fitted. The new boiler also runs on electricity. But I understand the old system used a non-pressurised system and this one uses a pressurised system.

There is a person on site whose job it is to inspect the boilers every year and make sure they are performing up to standard. He says he cannot approve the new boiler because it is a pressurised system and one of the pipes runs through the bath pipes. It looks like I will have to change the whole boiler. I understand the whole block could be at risk from this and I wonder if anyone on this site has advice on ways around this save buying and fitting a new boiler.

 

[D_Hailsham]

Did your solicitor advise you of any potential problems and restrictive covenants in the deeds or management documents?

I had a new boiler fitted.

How long ago?
Was the installer aware you have a non-pressurised system (whatever that means)?

Who employs the person who inspects the boiler, what are his qualifications, what rights does he have to carry out this inspection?

one of the pipes runs through the bath pipes.

What does that mean?

 

[BigBurner]

He says he cannot approve the new boiler because it is a pressurised system and one of the pipes runs through the bath pipes.

What exactly does that mean?

 

[badhairday]

He says he cannot approve the new boiler because it is a pressurised system and one of the pipes runs through the bath pipes.

What exactly does that mean?

Apparantly, the management has a person on site who inspects the boiler every year to ensure that it does not pose a threat to the development. This person now tells me that he would not be able to approve the boiler as in his mind it does pose a threat and would not be covered by my building insurance.

The new boiler was only installed last week. I understand that it drains excess pressure? through the pipes in the bathroom but the inspection person tells me that we would need to drill a vent to the exterior of the flat instead for the pipes.

I am a dunce when it comes to these things at the best of times, and coupled with the fact that I live in Belgium and trying to sort this out via the phone means I have the same questions you do about all this stuff. I understand that pressurised v's non-pressurised is comparable to the difference between a pressure cooker and a normal kettle?

Thanks Hailsham, I will check the deeds to see if this is mentioned.

 

[bellairaphon]

r u talking about an unvented cylinder here????

 

[badhairday]

r u talking about an unvented cylinder here????

*sheepishly* I believe that term was also mentioned in reference to the boiler.

 

[D_Hailsham]

Apparantly, the management has a person on site who inspects the boiler every year to ensure that it does not pose a threat to the development.

When you say "the managment", I presume you mean a company which is responsible for the upkeep of the common parts of the development to whom you pay an annual management fee. Their rights and responsibilities will be laid out in the deeds and a Management Agreement.

The first thing to check is that they, or their agents and employees, have the right to enter your premises and check you boiler.

If they do, you need to check that the person carrying out the inspection is qualified to do so.

It would also be a good idea to ask your insurance company directly whether any damage would be covered.

The new boiler was only installed last week.

Then get back to the installer and find out if he was aware of any potential problems and whether your boiler poses any problems. Ask what he would advise.

 

[bellairaphon]

speak to your local building control. did you seek permission from them before installing the system? or did the plumber?

 

[badhairday]

speak to your local building control. did you seek permission from them before installing the system? or did the plumber?

Building control have sent an email confirming that they have no problem with that kind of boiler providing it is properly installed.

But the concern appears to be, according to the new plumber, that the plastic overflow pipe of the boiler currently drops down from the heater cupboard and after some elbows comes back up to terminate where overflow of the bath is. The new plumber is adamant that the discharge pipe should be on a downward gradient all the way until it discharges and if this were not adhered to it could result in a bather suffering steam burns.

 

[swbjackson]

It would appear that you have an unvented cylinder and the safety discharge has been piped to the old overflow. This is in breach of the building regulations and incredibly dangerous. In a fault condition this discharge could flow boiling water for an extended period. Anyone bathing at this time would be seriously scalded if the heat didn't cause the old overflow pipe to fail.

The safety discharge should be in metal and discharge externally at ground level or to a metal rainwater system. It may be possible to get a relaxation to allow discharge to an internal stack via a hepworth hepVo valve.

The original installer should come back and rectify this at his own cost, assuming that he is registered to carry out work on unvented hot water systems.

Mike

 

[AlanE]

Several replies to original question but in reality nobody knows what they really ARE posting about!!

Original poster mentions 'new boiler' - why does he not consider it relevant to actually post make/model? Relevant advise could then be given.

 

[badhairday]

Several replies to original question but in reality nobody knows what they really ARE posting about!!

Original poster mentions 'new boiler' - why does he not consider it relevant to actually post make/model? Relevant advise could then be given.

The boiler was fitted very recently and I am still waiting (after severel emails) for the tenants to confirm the name of boiler. All I know right now is that it is an unvented boiler. Unfortunately, I do not live in the UK currently.

Huge thanks to all the replies so far. I have got a response from Building control as suggested on this thread, and I have also since emailed the managing agents to find out if they do indeed have a right to send someone round every year to inspect the boiler and what his qualifications are. Waiting for a response on that fron

 

[badhairday]

It would appear that you have an unvented cylinder and the safety discharge has been piped to the old overflow. This is in breach of the building regulations and incredibly dangerous. In a fault condition this discharge could flow boiling water for an extended period. Anyone bathing at this time would be seriously scalded if the heat didn't cause the old overflow pipe to fail.

The safety discharge should be in metal and discharge externally at ground level or to a metal rainwater system. It may be possible to get a relaxation to allow discharge to an internal stack via a hepworth hepVo valve.

The original installer should come back and rectify this at his own cost, assuming that he is registered to carry out work on unvented hot water systems.

Mike

Hi there,

Just noticed your post. I have a horrible feeling you have hit the nail on the head. Hopefully the original plumber will sort this situation out.

Having spoken to building control, it appears he would need to be certified to carry out the installation. And if he is not certified, he has no business carrying out the installation.

They also suggest we need to put in an application to fit an unvented boiler, but I was not aware of that and I doubt that my plumber did that. And if we did not apply for a permit, then building control do not get involved in any dispute.

 

[swbjackson]

It is possible to self certify an unvented installation as long as you are registered with Corgi or one of the competent persons schemes and hold a current qualification.

Mike

 

[badhairday]

speak to your local building control. did you seek permission from them before installing the system? or did the plumber?

Building control have informed me that they will not get involved since we had not notified them via the 'Building Notice' route of our intention of fitting an unvented boiler.

So I am back at square one. Its one plumbers word against anothers. And even if it is an unsafe installation, it will be hard for me to get the original plumber back, unless it is deemed unsafe by someone noteworthy such as the council.

I find it bizarre, that the council has been informed of a potentially dangerous installation, but they wont even look into it bacause they were not advised that the work would be happening. The kind of guy who informs the council, probably is good enough to not need council intervention!