Responsibility for leaking pipe in flat
Discussion
Having just refurned a flat last year and having now sold it, I'm going to buy another shortly.
I'm going to bid on a flat next week which is ground floor with 1 flat above in a converted Victorian terrace. One of the ceilings has come down and there's a leaking pipe from the bathroom in the upstairs flat. The pipe supplies their bathroom.
If I buy the flat, how do I go about getting this leak fixed? Technically it should be the leaseholder of the flat above who pays for it (he rents out the flat) and I'll be writing to him as the first port of call. However, in reality, is it hard to enforce him to make the repairs (it wont effect his flat and he will have to lift the bathroom floor etc at much disruption and cost), or do these things normally need to be claimed from the buildings insurance?
I'm going to bid on a flat next week which is ground floor with 1 flat above in a converted Victorian terrace. One of the ceilings has come down and there's a leaking pipe from the bathroom in the upstairs flat. The pipe supplies their bathroom.
If I buy the flat, how do I go about getting this leak fixed? Technically it should be the leaseholder of the flat above who pays for it (he rents out the flat) and I'll be writing to him as the first port of call. However, in reality, is it hard to enforce him to make the repairs (it wont effect his flat and he will have to lift the bathroom floor etc at much disruption and cost), or do these things normally need to be claimed from the buildings insurance?
Soovy said:
Budget for fixing it yourself.
Is it still a good deal?
Is it still a good deal?
if the ceiling is already down it shouldn't be more than a few extra plumbing minutes You'll need to speak to matey upstairs of course as you'll be turning his water off
In the unlikely event he gets a strop on, buy somewhere else.
Out of all the properties I own, the one that causes me the most problem, is a ground floor leasehold flat, and all due to plumbing leaks from the flat above. These leaks either originate from radiators, baths, showers, washing machines etc. etc.
If the OP intends to renovate the flat, then the plumbing leak repair and replacement of the ceiling should perhaps be the last on her work sheet rota.
If the OP intends to renovate the flat, then the plumbing leak repair and replacement of the ceiling should perhaps be the last on her work sheet rota.
Soovy said:
Budget for fixing it yourself.
Is it still a good deal?
It's a dead simple job to fix, agreed, but by doing so, I am taking a responsbility for the pipe in future. I'll also need to agree this with the freeholder and leaseholder above and that's assuming I can get access to the section of pipe that's leaking - it's an old pipe and there's no obvious leak point. Oddly enough, it doesn't appear to be copper, but looks more like steel painted black. A photo speaks a thousand words, so I've attached one :-)Is it still a good deal?
I'd be more worried about that area of what appears to be very damp flooring falling in.
Sarah, you have no obligation to fix the pipe so don't offer to. The terms of the lease will detail who is responsible and as it is clearly a historic defect that the responsible person is fully aware of. Contct the managing agent / Freeholder and tell them they need to get it fixed in a timely manor. If it is not then you will repair it as best as access allows and deduct costs from any charges due. Secondly, that as you will be refurbishing the property that any further damages will be claimed against the Freeholder.
It's not a case of being a dick or b
h. It's a case of asking and expecting people to forefill their responsibilities.
Sarah, you have no obligation to fix the pipe so don't offer to. The terms of the lease will detail who is responsible and as it is clearly a historic defect that the responsible person is fully aware of. Contct the managing agent / Freeholder and tell them they need to get it fixed in a timely manor. If it is not then you will repair it as best as access allows and deduct costs from any charges due. Secondly, that as you will be refurbishing the property that any further damages will be claimed against the Freeholder.
It's not a case of being a dick or b
h. It's a case of asking and expecting people to forefill their responsibilities.Management Company may only be responsible for exterior and communal areas of the block of flats. The responsibility therefore may rest with either the leaseholder or the occupant/tenant of the above flat.
Leaks from shower/bath surrounds and washing machines are a common occurrence with flats.
Leaks from shower/bath surrounds and washing machines are a common occurrence with flats.
Might be worth doing a search for "old water pipes"
eg ( http://www.askthebuilder.com/506_Old_Water_Pipes_M... ) but that's american there's a few others, i had a root about, is the pipe defo water also maybe lead rather than metal if it's old.
Also the bit about no obvious leaks, after doing a bit of a job last week turned out the "nugget"
in his attempt to stop the bathroom floorboards sqeaking had screwed the floorboards to the joists but 1 board covered the water pipe 
leading to possibly a similar situation, a slight constant drip/leak causing the damp ceiling below over a period of time.
Make sure the stopcock (both hot and cold, depending where the pipe runs etc) is "free" and can be turned off just in case, If not WD40 it before having a turn with your stilsons.
HTH
eg ( http://www.askthebuilder.com/506_Old_Water_Pipes_M... ) but that's american there's a few others, i had a root about, is the pipe defo water also maybe lead rather than metal if it's old.
Also the bit about no obvious leaks, after doing a bit of a job last week turned out the "nugget"
in his attempt to stop the bathroom floorboards sqeaking had screwed the floorboards to the joists but 1 board covered the water pipe leading to possibly a similar situation, a slight constant drip/leak causing the damp ceiling below over a period of time.Make sure the stopcock (both hot and cold, depending where the pipe runs etc) is "free" and can be turned off just in case, If not WD40 it before having a turn with your stilsons.
HTH
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