combi boiler illegally installed?

[glennmcguire]

hi,

I am looking for some advice. I live in a block of flats in Edinburgh, and my neighbour (below) has just installed a combi boiler. The flue terminal is just underneath our main living room window. And when the boiler is on, a huge plume covers a large part of the window.

It is 100mm from the boundary of the flat (my floor, their ceiling)
It is 700mm from the opening of the window

The plume is a huge nuisance for us, and we dont open the window anymore because of the gases, which I can only assume aint too friendly!

Does anyone have any details if this is a legal installation, or advice on how to reduce the plume.

Thanks so much for any help you can offer.
Glenn

 

[simond]

It depends. The type and model of the boiler will give you details how far below the window you can site it. However, the distance quoted would be acceptable for most gas combi installations.

Condensers are always problematical in high density housing. People on either side of the flat could also be inconvenienced by plume.

It is unlikely to be an illegal; your redress is only likely to be possible by citing the diminishing of your rights of enjoyment. This will be determined by third parties if it goes to court.

 

[ChrisR]

The "products of combustion" are no more harmful from a condensing boiler than from a non-c one. It's just that you can see them!
You could also call Environmental Health, but I'm afraid you'll probably not get far. There are "plume diverter" kits available for most boilers, but - what floor are you on??

 

[Bamber gaspipe]

The "products of combustion" are no more harmful from a condensing boiler than from a non-c one. It's just that you can see them!
You could also call Environmental Health, but I'm afraid you'll probably not get far. There are "plume diverter" kits available for most boilers, but - what floor are you on??

Or he could check the MIs & read the part where it states that when siting the flue terminal consideration must be taken to ensure that the plume is not a nuisance. Which in this case, it is. Then take it up with the installer (fat chance).

The answer is to fit a plume management kit.

 

[ChrisR]

I've covered that. It's EH who decide whether or not it's a nuisance.

 

[doitall]

Fit an balcony

 

[frankthegasman]

fan flued boilers should be at least 300 mm below an opening window or air vent.the condense coming out is mildly acidic and in time will mark your window.

 

[uknokianut]

See page 18 of this Baxi manual foe flue sitings.


http://www.baxi.co.uk/docs/Baxi_Combi_Instant_HE_Installation_and_Servicing_Instructions.pdf

 

[Trundles Tricks]

I've always understood that if any pluming goes near to a neighbouring property then the householder/installer is obliged to alter or remove the offending flue if the innocent party objects.

 

[namsag]

WTF is someone in old reekie opening there windaes in february for it must be freezing

 

[D_Hailsham]

The installation of flues is covered by Approved Document J

 

[doitall]

Doc J does not cover multiple occupancy properties.

8.2.1 Termination
The terminal shall be positioned so that combustion products can safely disperse at all times.

The terminal should be positioned so that the combustion products do not cause a nuisance, for example, not onto a passageway, pathway or over adjoining property.

4.3.2 The siting of the flue terminal
Where the plume from a flue terminal may cause a nuisance an extended vertical flue or high-level
termination shall be considered. Reference shall be made to the boiler manufacturer’s instructions, in case
they contain special advice. In particular, the potential for the plume to cross the following situations shall be avoided:

— a public footpath;
— a frequently used access route;
— a frequently used area (such as a patio);
— a neighbouring dwelling.
It shall not be directed towards a window or door, or be sited close to a facing wall, boundary fence or
neighbouring property.

 

[Agile]

Glen, most boiler flues eject the gasses at a considerable pressure perpendicularly away from the flue terminal. So the visible "steam" is a pencil shaped plume extending for a meter or so away from the wall.

Assuming that this is the case then exactly how are they disturbing you?

Is it just a littly whispy steam you see or something else?

Tony

 

[glennmcguire]

the steam is quite considerable. It can be anything from 1-3 ft in width depending on the time of day.

I wouldnt mind if they were as you are describing, but it does not push the steam away from the building, and it is quite a large amount of steam

Not sure if it has anything to do with the type of boiler (not sure on make/model) but it is a combi boiler

 

[D_Hailsham]

Doc J does not cover multiple occupancy properties.

I don't understand the relevance of this. The OP is not living in a multiple occupancy property but in a block of flats, each flat is a legal property in its own right.