Whats this?

[Rygel Dominar]

Honestly ... It's an ABV. It needs to be set properly to work correctly, you need someone that knows CH systems to check it. What combi boiler do you have - Make and Model.

When you say they have refused to look at the dead legs who are they? The DRD's ... peacekeepers ..... scarrans??

Okay.. So we know what it is now... It would be alot easier dealing with pilot lol I'd even pick Rygel for frack sake

Did you just Google my account name lol the show was awesome and should never have been cancelled but syfy didn't agree I guess. Hey there an idea for netflix jokes aside

Needs to be set? It just has a number 5 and turns the number doesn't move and on it it says " unscrew to adjust"

If it does need to be either open or closed and is needed and in use I have no idea as it doesn't show which way is which.. What would happen if it was say off...?

But if it was being used wouldn't it then get warm it was stone cold I had my heating on full for about 15 minutes still stone cold. So if it did have water needed running through it for the system it would get hot I'd assume.

I've had my heating on all winter just gone so assume its not in use. Well you can see the capped works isn't it water regulations that any capped works can't be more than 3cm.

"In fact, the Water Regulations Advisory Scheme (WRAS) recommends that a dead leg must be no longer than twice the width of your pipe, for example, a 30mm dead leg for a 15mm pipe."

As you can see from the photos I have ones running over 15 inches

They lol ( landlord) I've been advised that according to them nothing needs to be checked but how they know this without actual coming into the property I don't know.

I assume by your knowledge and what you've said being correct thats its your profession? Also your avatar

( I doubt many even know that movie exists so ahead of its time aka movie based from a game now just common such both underrated actor's)


Heck I'll take the rabbit right now. Jokes aside isn't it a health risk? Not just a cosmetic thing can you test for Legionella without going into an actual property to look at the individual pipe work system? I currently have pipes still in place not attached to anything end to end.

( FYI it's a block of flats)

I wouldn't care if it was just cosmetic. Any input is appreciated thanks. You've already helped alot.. Just send me the bill or I'll owe you one.

Very bad pictures the capped one and the one without any end have just been cut at loft levels and just left the rest redundant in my flat I'd assume they should have been taken out at the same time as whatever they were attached too. But as they are both cut each end no issue with legionella but the company only got orders to drain the old tank and switch my bathroom cold over to mains.

I would assume that by doing so all the other flats now have redundant pipe work also?

But the guys just get a job though just to empty the tank when really HA should ask what needs to be done not give them order as they aren't that knowledgeable which shows here.

i would assume they should have said empty take switch to mains remove all redundant pipe work and do a legionella risk assessment on remaining pipe work and cap pipes that cant be removed lesss than 3cm but they were just told to empty the tank only wouldn't you need to look at individual pipe work in each flat? Some at least if not all as all are systems are different I very much doubt the HA even hold the original systematic pipe plans or any form of plans tbh.

I'd assume you would need to do a fresh risk assessment when you make even the slightest change to the pipe work system let alone a massive one like that?

 

[Madrab]

Nope, I was a fan of Farscape too - it's being repeated on the Horror channel just now.

Yes the ABV needs to be set to open when the resistance through the pipework inceases when the system valves close. That needs someone that knows what they're doing with it. Yes it is a tamperproof type that needs unlocked to adjust. The boiler make/type would dictate whether it has an internal bypass or not and whether an external one was needed.

So it was the guys that change the system over to the combi boiler that you're talking about that didn't care about the dead legs?

If they were employed by the HA to do the boiler swap then you have cause to go back to the HA, as the landlord, to have the work completed properly. It is now a landlords legal responsibility to ensure that a Legionella Risk Assessment is performed and documeted on their properties and any high risk areas like dead leags should be taken care of.

 

[Rygel Dominar]

Nope, I was a fan of Farscape too

Lol I thought so even I forgot about the DRD's for a minute but I haven't watched it since way back when.

I doubt many even know of it now! When kids tv was good lol apparently they don't even play cartoon on Saturday mornings anymore lol Can you believe how much work went into them puppets it's crazy the detail and the no swearing rule was frak'ing ridiculous lol frak'ing ridiculous....

Please excuse the essay thats no about to follow..

Yes the ABV needs to be set to open

I assume they are open as I had heating on all winter and I'm not about to unscrew gas works u know...

What way should it be tuned but again if it was in use why didnt it get warm i assume its not used as if it was for flow rate to the radiators it would have got warm when they did...?

So it was the guys that change the system over to the combi boiler

The heating system was changed over well before I moved in but I moved in like a year ago and had an issue with my mixer shower having no pressuer so found out that the bathroom cold had been left connected to the tank.

After hearing a few excuses why they didn't switch over to mains 100% prior as if they had known they wouldn't of installed a mixer shower to an unequal perssuer system the hot was 2.5 cold was 0.00 I'd assume it was more when it was a complet system but still if they had of known they wouldn't of used a mixer without a pump for the cold.

You know you just see potholes in peoples storys the more lies they tell sort if things the more holes appear. It like they just didn't want to admit fault like a child trying to blame someone or somthing else for their bad behaviour. But this is grown ass men which actually can be worse than children when it comes to any form of self reflection myself included but I'm aware of that lol

Anyway HA hired some good guys to switch it over and drain the tank but they were never then ordered by HA to do a risk assessment so obviously they didn't.

If they were employed by the HA to do the boiler swap then you have cause to go back to the HA, as the landlord, to have the work completed properly. It is now a landlords legal responsibility to ensure that a Legionella Risk Assessment is performed and documeted on their properties and any high risk areas like dead leags should be taken care of

The heating was switched years ago from gravity fed system to mains combi I have asked them about Legionella they said they did test to the tank by checking the water temp okay yeah it needs heat to be born but thats not where it gets born lol it born in stagnant water right at the end of capped works that's not being flushed daily or regularly with clean freah water.

Anyway checking the temperature I know this is BS first they didn't even know the tank was still filled in the loft which was evident as everyone thought i was on mains 100% with the shower also I notice every person that goes into the loft hatch as it next to my door.

I have also been advised by a specialist that you would need to actually go into at least 20% the flats to test or all of them if pipework is different in each which it is.

I assume they would know but I've been told that nothing needs to be done how they know this when they haven't even looked or entered my flat also they have just made a massive change to the pre existing pipework with switching me over to mains and draining the tank so logic would dictate that a new assessment would need to be made.

Wouldn't it?

Also it makes sense if each flat's individual system/pipes are all different which they are its not like all are pipes are in same place which would mean only 20% would be necessarily checked to point out issues/work but that would just be a report you would then need to enter peoples flat to remove the pipe work or cap it at 3cm lol the could possibly diagnose at 20% if all pipe woork was a continuous theme day like a hotel etc

I have two visible pieces not connected to anything I don't know about the ones I can't currently see.

As pipe work is all in different places for each flat but you can see my capped work is above the 3cm and no one came into mine to check and take away the now redundant pipework after the drain. As they went told 2 by HA. Why not i dunno.

I've had to repeatedly ask and kick off about somthing as serious as Legionella there very lucky no one has gotten ill but tb they don't care about the quality of homes or the people it's just a little box they can get rent from. The amount of issues I've had prove it that all the bad work was just hidden away etc

Your a qualified plumber right? And would say I need what?... I WILL TRY AGAIN after your sugesstinsbut they try and avade the question when asked.

But they kind of pick and choose which rules/laws building codes regulations to follow.

They lie alot also even about official stuff like Legionella risk assessment inspections work quality/methods etc etc

They probably won't do anything or inspect all their stock like 1500 units currently without there new build of another 52 units... But the new build will be all mains/combi no doubt... so alot of units they own they probably won't check till they make some old lady sick with Legionella disease

If you look at all my other posts on here and the work thats had to be fixed which only got fixed because I challenged them on it where most don't and just accept social for the poor quality it is perhaps I should have also I have no doubts I have made a few new enemies by speaking up/out about it all.

Things will never change if people just accepted thats all they deserved or are allowed people used to accept alot of bad stuff we wouldn't now but has it git me hated no doubt the truth normally doesn't have many friends.

But I had issues with my vinyl not being laid correctly to being with which lead me to discover the bad subflooring.

Again I had an issue with the shower pressure that lead me to this issue if none if these things had happened it would of still been hiddden away see what I mean by that it shouldn't be there in the first place.

But they probably wouldn't have fixed it till the planned kitchen re fit in 2030 as thats when there next due to be refitted according to there re fit works schedule.

But all work in a HA is meant to have inspections before after during and be signed off it's a nightmare how they're just allowed to get away with it and lie and corner cut in workmen's ship it's the old line.... This isn't are usual high standard the old PR 101 response ...lol.

But its how they treat all there housing stock and tenants. Just look at what they call a floorboard/subfloor again signed off obviously got inspected right.

Why wouldn't you just go buy some floorboard are re lay I dunoo why they covered patched it with some old bit of kitchen cabinet chipboard skirt then just stuck 6mm over it with ply.

out of sight out of mind bet they kick right of if they hired some bloke and they left it like that also i assume floorboard are used as they are designed to take weight and also disburse it evenly doesn't it?

As a qualified plumber what do you think also the capped work you saw previously isn't that meant to be a maximum of 3cm?

Reality and what their glossy report and statistic say is totally different and I've lived in social for well over 15 years of my adulthood. There all like this.

I'm in no way bad mouthing everything just stuff that is wrong that even a novice like me can see is wrong . So how a professional misssed it or did it is....

I've had work done since thats been fine joiner works, kitchen carpet fitter all good workmen in my eyes etc and there are many other good tradesmen/people in this town its a case of a few bad apples....had an amazing guy from William Easton new his stuff like he knew his own birthdate lol. You know your stuff also and are helping me beyound what you need too.

And obviously people don't tend to complain about good work so it and them go under the radar and I'm at the mercy of the landlord as I can't personally pick to control quality... Or refuse to pay on bad work or spend more on better materials... Again the whole flats not worth more than £40.000 when last sold and the markets worse now.

So obviously they aren't that willing to spend decent money on it but there meant to as a charity non profit its menat to be a decent highly well maintained property like the private market but at cheaper rates for poorer people basically still have access to quality homes but then you go to overs peoples homes and you see who the quality of work changes accordingly.

they even get grants/government funding and tax exemption etc. To help them with covering the costs of such things....

But it falls onto them they controlled the void works they inspect apparently they choose who switched over the heating system and this would have been way before the current guys around now only they know who they hired to switch over the cylinder sytem what like 15 years ago.

Thats a rough time scale as I moved in a the boiler was broken and getting replaced as it was 15-20 years old again gas sure amazing work no issues since but people remember the bad stuff you say more than the good even if it's just being honest.

But I've learnt alot about alot of stuff which is good to know in case I ever come across similar issues I know how to fix them quicker.

 

[Rygel Dominar]

Worcester GREENSTAR 30i Erp my apologies I wasn't at home b4

 

[Madrab]

By law, all landlords now need to perform a full legionnaires risk assessment, only way they can prove that has been performed is to have it documented. Ask to see the report, if they can't produce it then insist one is performed.

If you have dead legs and other areas of risk then that needs pointed out and tell them it's now law to have it sorted - https://www.hse.gov.uk/legionnaires/legionella-landlords-responsibilities.htm#contentContainer

Your boiler has an internal bypass but as it states on Pg15 , it is not a substitue for an external bypass if all the rads have TRV's or there are 2port valves. You'll probably only have the former.

 

[Rygel Dominar]

Your boiler has an internal bypass but as it states on Pg15 , it is not a substitue for an external bypass if all the rads have TRV's or there are 2port valves. You'll probably only have the former

Okay well half of that just goes over my head okay but wouldn't it be warm if it was being used...?

I have lol my reply was " they don't need to do one" its just going to make things worse if I. Push further but like you say its law lol but that's not how reality works is it and differently not in social housing Lol




I have quoted that very site and the extracts to them way before we every talked.

What you must do​

The practical and proportionate application of health and safety law to landlords of domestic rental properties is that whilst there is a duty to assess the risk from exposure to Legionella to ensure the safety of their tenants, this does not require an in-depth, detailed assessment. The risks from hot and cold water systems in most residential settings are generally considered to be low owing to regular water usage and turnover. A typical 'low risk' example may be found in a small building (eg housing unit) with small domestic-type water systems, where daily water usage is inevitable and sufficient to turn over the entire system; where cold water is directly from a wholesome mains supply (no stored water tanks); where hot water is fed from instantaneous heaters or low volume water heaters (supplying outlets at 50 °C); and where the only outlets are toilets and wash hand basins.

This does not require an in depth assessment but definitely some sort of assessment as a flat is considered low risk but its a block and there an HA and when water is cold water is wholesome from mains... It want so

Expecially when they have done stuff/switched the system you'd thought it would just be good practice you'd think.

If my auto valve was in use wouldn't it get warm??????

 

[Madrab]

No but they have a legal obligation so a few choice words would get them to sort it methinks.

As far as the boiler is concnered then the boiler you have has a bypass inside it that opens when the flow out of the boiler stops to look after the pump what it doesn't do though is move enough water out of the boiler to dissipate the heat properly to reduce the wear and stress on the boiler's HEX. Hence an external auto bypass is best practice to be fitted but this is all moot as it's an HA and it's their problem, so you don't need to worry about it.

The legionnaires if a different story though IMO.

 

[Rygel Dominar]

The legionnaires if a different story though IMO.

Yeah law, bills, angle like decency in a ideal world would be followed and how things work but its not the truth and its run by humans often with nothing more in mind than their big over inflated pension.

In an ideal world they'd be an ethical body operating good quality houses for people who can't afford to be private or own so what will happen of its tuned the worng way will it blow up the boiler? Which way is the right way, you say the boiler doesn't use it? Or does it only need to be there in case of an emergency? It says cold so I assume no water goes though it.

The text is confusing as one minute it says law then it says that there not required but again you seem to think I have some form of power to make them do the right thing first I don't lol

They choose which laws to follow they won't even reimburse me a few quid for some self repairs despite it being a legal requirement of the tenancy agreement.

I'm envious of your naivety that you think they just follow the law because its the law or they do the right thing or there some ethical charity etc etc

its not how they or it works at ground zero at all especially if your social /poor lol. They've potentially endangered everyone health in this block also they can just mock/fake up a official looking report etc.

Many people I've meet and spoken 2 are often amazed when they see how bad soical housing really is as often they have never had any real experience of it. And think its something it isn't.

Is there a way to know if its open or closed heck what way should it be?

You've been amazing tho so thank you so much.

 

[Nige F]

Anyway HA hired some good guys to switch it over and drain the tank but they were never then ordered by HA to do a risk assessment so obviously they didn't.

T

Reality and what their glossy report and statistic say is totally different and I've lived in social for well over 15 years of my adulthood. There all like this.

Didn't used to be like that - I worked for one 80-87 then all the direct labour (like us) were "Maggied" and contractors took over - the rest is history.

 

[Rygel Dominar]

Didn't used to be like that - I worked for one 80-87 then all the direct labour (like us) were "Maggied" and contractors took over - the rest is history.

Contracts imo is the worse thing to happen to some business as all it does it lower the quality of work by making certain professions all compete by price the only things that happens is quality of work goes down and quality of material as that's the only things you can lower aka bottom line just so they can bid the lowest for the work/contract.

You didn't see us making to heart surgeons compete for a patient/surgery.

Haha I wasn't even born not a thought in the cosmos lol


I think so therfore I am.....