Neighbours drainage in our drains

[alanef]

Hi,

I am wondering what the regarding this situation is. We just purchased a house and have now noticed that the neighbour has run water wastes (from washing machine in their garage which backs onto us) and their boiler condensation pipe into our waste water gulley.

Are people allowed to do this? Would they have needed written permission from the prior owner? What is the legal situation on this.


The bolier condensation pipe runs through a boundary wall and we are thinking about building up to the party wall concerned, and also moving all the gulleys. Obviously this will start to create an issue.

Thanks for your thoughts and experience!

 

[dishman]

Pictures would help as it is hard to picture your exact scenario. What type of property is it? Where are they in relation to your property (i.e. joined next door neighbour) or neighbour behind your property? Maybe a diagram if you can't take pictures.

Regarding your neighbours, tread carefully, if you plan to do building works up to the boundary it is maybe not a good idea to fall out over a bit of drainage first. Maybe broach the drainage issue as a side issue (when you make your building plans) rather than making it a "big issue" now. If you approach things in the wrong way people usually dig their heals in and will not co-operate.

How long have your neighbours been living there? They could have been living there a lot longer than you and may not be aware of the issue you have noticed, so you must at least make the effort to not get off on the wrong foot. Was that drainage actually even done by them as it could have been like that for donkeys years.

Please, please, please consider your neighbours when planning building work, too many people do not do this and can just cause needless issues. For most people any huge change when new neighbours move in and make changes can be stressful (I'm not saying you can’t do them) but keep your neighbours on side and talk to them, keep them updated with exactly what you want to do. They may or may not be nice people, but at least make the effort to get on initially.

You will most likely need to look at party wall notices at some point if building up to the boundary line (formal notices to ensure your and your neighbours rights/property are protected). Maybe speak to a qualified surveyor now to assess the situation.

 

[alanef]

Many thanks, here is a very rough mouse drawn picture

The main wall is a party wall. The drainage works and new wall are recent (within 10 years).

The new wall appears to have been build about 6 inches back from the boundary (presumable to stop it becoming a party wall.

As regards neighbours, I'm 100% with you in terms of communicating. We have only taken dissension last week and so am planning what to do. We have met the neighbours and already chatted about things in general in a friendly way.

These sort of things (party walls, drainage into some one else drains etc) is all a new area for me so just trying get my head around it, hence posting on the forum.

From the original conveyance when the property was split in 1938 the adjoining property is allowed to use the drains / gutters etc as was at that time. Of course these extra outlets have been added since 1938 (combi boilers and washing machines not being very popular then )

Untitled

• alanef
• 4 Nov 2013
• 1

 

[dishman]

Well, First you should maybe determine if the drain was originally/or is a shared drain. Even then I would still seek advice from a chartered surveyor. Looks for a RICS surveyor in your area.

Keep the neighbours onside and try to approach positively i.e. our building surveyor noticed this, and suggested this as a way to solve it. Rather than "you need to move this because you should not have put it there in the first place."

You will probably need to move the drain system anyway if your building up to the party wall (if I am reading this correctly the back of their house joins the side of yours?). So you just need to work out a compromise, the only issue may really be the boiler flue & waste pipe and drain, they may need to redirect the flue through their garage with a flue extension. In fact as the "new wall" is set-in, they may be able to redirect externally it down that small gap anyway.

If it does mean they need to change something at their cost, you have to decide if there is a compromise you can reach (i.e. you contribute to the cost or pay all of it), or you say that they have to pay for it (because it should not be there) which could strain relations. Sometimes it may be worth a compromise as falling out could just cause more complications and cost you more in the long run.

But get advice from a chartered surveyor as part of your building plans, then you have a professional assessment and advice to show them.

 

[alanef]

Thanks for your kind input.

You are totally correct in that we would have to move the drain anyway.

The boiler flue isn't an issue, it looks like it had previously vented through the party wall, but is infact now vented through the side wall and angled away, at a level above the 'new wall'.

The main 'issue' if any would be some how re-routing the condensation pipe, which may be possible through the 6 inched of 'side wall' at the ground floor level (new wall joins party wall).

I take your point about a surveyor, obviously I would have had drawings for the infill extension done up by an architect and check if that is permitted development (should be) or planning required, but I guess I will need a surveyor too.

 

[dishman]

Are you planning a simple/standard extension.....nothing too "architectural"?

If so, are you getting an architect (as in RIBA) or just getting someone to draw up plans (a technician). If you are getting the latter, you may want to see if you can find a chartered structural/building surveyor to do the drawings (many do). That way they will do all the structural calculations etc. and ensure all the correct notices are served. May be cheaper that way too, especially if there are possible party wall considerations. Just ensure that they will deal with it all as part of the cost.

As I thought and you confirmed, you have to move the drain anyway, the cost of re-directing the pipes may be a minor issue to work out. In the scheme of a new extension the cost may be insignificant, regardless as to whether the pipes should be there or not.

 

[alanef]

Yes nothing too architectural. Basically a wall, roof (and I think it will have to be flat (GRP, any views on that?) window and door, to bridge the gap between the existing single story pitched roof 'extension' (I use that loosely as it has been there for more than 100 years) and the party wall.

Thanks for all your help so far.