Possible Boiler Leakage

[DrWho]

Just had another leak on Xmas eve from the neighbour above which affected me and the neighbour below, I still haven't been informed of the exact cause, but a couple of things that were mentioned were a hole in the boiler flue, plus the outflow pipe didn't look fitted correctly in that it was poking inward rather than outward from the building.

As this is the 2nd time this year I have had water leak issues from the same property and others throughout the last few years, am I entitled to report them being that they are negligent in all of this?

It seems to me that they have been negligent with all their plumbing, and now I have brown stains from the corner of the ceiling across about 40 or so inches, also where the water found a small hole just lower from the top window frame looks to be coming away slightly where the water was dripping.

Small streams of water on the wall which I wiped.

I have been told that the issue had been capped, but still not convinced it all has been sorted correctly.

Just wondered where I go from here as I have reported this today to my insurance company, but haven't yet decided if I should stake a claim, I would however if I thought that they would be liable for all costs, but as you know it can be difficult to prove their negligence, but surely after all the times I have had issues with them surely this should be taken into account.

 

[dcawkwell]

If their piping has caused a leak their insurance (assuming they have any)
should pay out to cover redecorating costs. Failing that they have to pay and you can take them to court.

Go upstairs right now and demand they come and redecorate your ceiling.

Similarly for any other leaks cause by their piping.

I would never buy or live in a flat for these reasons.
Unless I was renting in which case it isn't my problem.

 

[DrWho]

Hi dcawkwell,

Thanks for your post reply.

You mention going upstairs, the thing is the property is rented, and I have already been in touch with the letting agent, who tells me that the initial engineer that attended would have left it in a watertight condition, and that the original contractor that should have attended but didn't cause they were fully booked according to him will attend if need be, but I want to make sure that they do.

I'm not sure if things are different in certain parts of the country, but because I have insurance if I can't prove their negligence then it will be me that has to pay the cost of any damage, plus of course an excess charge that comes of whatever I get.

I tried to contact the letting agent today, but they seem to be closed, so I would imagine that next week they will be open again.

It's not just the cost, it's the nuisance they have put me through having to have someone come round, thankfully the leakage from wherever it came from stopped as soon as the first plumber arrived, as he said he had turned off the water, but what confuses me is the second chap that arrived because the original heating people were fully booked said when he arrived the water hadn't been turned off, so goodness knows how the water stopped leaking, but thankfully it did.

So I am now left with the corner of my ceiling slightly stained and also along the edge about half a meter, and also the painted plywood you can see has just given away slightly along side where the small hole is where the water was dripping.

I will be speaking to the letting agent as soon as they are back again.

I have had nothing but problems since the landlord took over this property, and the issues still continue even though it's rented out to other tenants.

I have mentioned all this to my insurance co, hopefully they will take all this into account because the last time proved worthless and I had to pay all the costs.

 

[dcawkwell]

Hi dcawkwell,

Thanks for your post reply.

You mention going upstairs, the thing is the property is rented, and I have already been in touch with the letting agent, who tells me that the initial engineer that attended would have left it in a watertight condition, and that the original contractor that should have attended but didn't cause they were fully booked according to him will attend if need be, but I want to make sure that they do.

I'm not sure if things are different in certain parts of the country, but because I have insurance if I can't prove their negligence then it will be me that has to pay the cost of any damage, plus of course an excess charge that comes of whatever I get.

I tried to contact the letting agent today, but they seem to be closed, so I would imagine that next week they will be open again.

It's not just the cost, it's the nuisance they have put me through having to have someone come round, thankfully the leakage from wherever it came from stopped as soon as the first plumber arrived, as he said he had turned off the water, but what confuses me is the second chap that arrived because the original heating people were fully booked said when he arrived the water hadn't been turned off, so goodness knows how the water stopped leaking, but thankfully it did.

So I am now left with the corner of my ceiling slightly stained and also along the edge about half a meter, and also the painted plywood you can see has just given away slightly along side where the small hole is where the water was dripping.

I will be speaking to the letting agent as soon as they are back again.

I have had nothing but problems since the landlord took over this property, and the issues still continue even though it's rented out to other tenants.

I have mentioned all this to my insurance co, hopefully they will take all this into account because the last time proved worthless and I had to pay all the costs.

You need to bring it to the attention of the landlord via the letting agent.
It is then up to the landlord/letting agent to do any decorating/repairs
as they see fit.
Not your problem since you didn't cause any damage
and you don't insure the actual building just your own belongings
in the property.

 

[DrWho]

You need to bring it to the attention of the landlord via the letting agent.
It is then up to the landlord/letting agent to do any decorating/repairs
as they see fit.
Not your problem since you didn't cause any damage
and you don't insure the actual building just your own belongings
in the property.

My insurance is for buildings and contents though.

The last time I had water damage my insurance covered this because they couldn't prove negligence.

 

[Boilerman2]

House Insurance works rather like Car Insurance - You give your own Insurance Co ALL the facts, they arrange to inspect and repair and then IF they see a possible claim, Your own Insurer will pursue third parties without you needing to be involved (good in the event of neighbour disputes!!) Contact your own Insurance co without delay!

 

[dcawkwell]

You need to bring it to the attention of the landlord via the letting agent.
It is then up to the landlord/letting agent to do any decorating/repairs
as they see fit.
Not your problem since you didn't cause any damage
and you don't insure the actual building just your own belongings
in the property.

My insurance is for buildings and contents though.

The last time I had water damage my insurance covered this because they couldn't prove negligence.

There is no point in you having buildings insurance you only need contents. The building isn't yours its the landlord. The landlord will have their own insurance on the building.

 

[DrWho]

I missed some relevant info and I think it's important that I add it now.

My property is part of a the tenement building to which I own, so therefore it's not me that has the landlord, it's the people upstairs from me that are currently renting out the flat, my flat underneath is my own, therefore I do need buildings insurance.