Not the best of wake up calls.

Vince · 6 Aug 2011 at 10:55

So this morning at 7 I am woken by the sound of gushing water and frantic banging on the door, walk into the hallway to be greeted with soaking wet carpets, open the bathroom door and wade through the inches of water to see a burst pipe just behind the sink.

Go to the shut off valve and go to turn the water off and the tap breaks. Ringing around like a mad man I contact (read as wake up) the guy that looks after all the handy work in all the flats, he jumps in his van and is on his way. Ring the parents, the flats are managed by a company which is family run so they jump in the car and head round.

Anyway in this time water is still ******* out like crazy, ive turned all the other taps on in the flat to stem the flow but its still escaping into the hallway and running down the walls.

Now the flat below me is empty and for sale (for way above market I should add) so there is nobody in there, however we ring the agent who brings around a key and well, what can I say the place is ruined, every carpet damaged water running out of light fittings, switches and down the walls, not to mention a sagging ceiling in the kitchen.

So just thought I would share my good start to the day with the people of ocuk

PMKeates · 6 Aug 2011 at 10:55

This is what insurance is for.

You do have insurance, don't you?

kokuten · 6 Aug 2011 at 10:56

not a bad start.. least your not at work like me....

Vince · 6 Aug 2011 at 10:57

I do... but won't need to claim as I have new floor waiting to go down in my hallway. However the people below don't and they can't claim from my insurance.

Le_Petit_Lapin · 6 Aug 2011 at 10:57

The tap should still turn with a spanner, if its just the knob thats fallen off?

Theres probably a shut off valve for the entire building somewhere, but I suspect you dont have access to it.

V4NT0M · 6 Aug 2011 at 10:57

How long was it running for before you knew about it?

What was the thought in your head when the tap broke?

PMKeates · 6 Aug 2011 at 10:58

VinceB1 said:
I do... but won't need to claim as I have new floor waiting to go down in my hallway. However the people below don't and they can't claim from my insurance.

Well, that depends. Whoever owns the flat is going to claim from someone, as someone's negligence or failing property has caused damage to their property!

Why can't they claim against your insurance?

Vince · 6 Aug 2011 at 10:58

Its all good now pipework replaced and sorted just no carpet in the hallway. The people that own downstairs are apparantly popping round later to discuss.

Vince · 6 Aug 2011 at 11:00

PMKeates said:
Well, that depends. Whoever owns the flat is going to claim from someone, as someone's negligence or failing property has caused damage to their property!

Aye the building management company which is family owned will cover any damages structural and will re-wire the flat. However they have no contents insurance as it is up for sale so the rest they will have to cover. Seems unfair but they have no insurance.

PMKeates · 6 Aug 2011 at 11:01

VinceB1 said:
Aye the building management company which is family owned will cover any damages structural and will re-wire the flat. However they have no contents insurance as it is up for sale so the rest they will have to cover. Seems unfair but they have no insurance.

That doesn't seem right. Did the leak emanate from your flat? What caused the leak to start?

If I have no contents insurance and my neighbour suddenly drills a hole through the wall and the wall falls down and destroys my TV, I'm fairly sure I'll be getting a new TV at their cost!

Vince · 6 Aug 2011 at 11:01

Skyfall said:
How long was it running for before you knew about it?

What was the thought in your head when the tap broke?

I would hazard a guess at 20 mins. enough to flood the hallway, kitchen and bathrrom. Truth be told when the shut off valve snapped I had a little chuckle inside.... If you don't laugh you will cry.

Hades · 6 Aug 2011 at 11:02

VinceB1 said:
Aye the building management company which is family owned will cover any damages structural and will re-wire the flat. However they have no contents insurance as it is up for sale so the rest they will have to cover. Seems unfair but they have no insurance.

Then they will be able to claim from whoever is responsible for the leak above them.

Vince · 6 Aug 2011 at 11:03

PMKeates said:
That doesn't seem right. Did the leak emanate from your flat? What caused the leak to start?

It did there is a pipe that comes up from below and feeds water to my sink in the bathroom. The pipe had split just above where it comes in.

Robi · 6 Aug 2011 at 11:03

PMKeates said:
Well, that depends. Whoever owns the flat is going to claim from someone, as someone's negligence or failing property has caused damage to their property!

Why can't they claim against your insurance?

Insurance only covers you for your property and items.

PMKeates · 6 Aug 2011 at 11:03

Hades said:
Then they will be able to claim from whoever is responsible for the leak above them.

These are my thoughts.

PMKeates · 6 Aug 2011 at 11:03

Robi said:
Insurance only covers you for your property and items.

Then surely they can claim against the individual as a matter of common law?

VinceB1 said:
It did there is a pipe that comes up from below and feeds water to my sink in the bathroom. The pipe had split just above where it comes in.

Therefore I'd say that there may be a case (and I'm not taking sides, just trying to advise) that poor maintenance has allowed that pipe to split and damage the contents of the property below. If you are responsible for the maintenance of that pipe then you may be responsible for the damage caused..

Vince · 6 Aug 2011 at 11:03

Hades said:
Then they will be able to claim from whoever is responsible for the leak above them.

You can't claim from somebody elses contents cover for damage to a different property. I am just looking at my documents now. Don't get me wrong I will help them all that I can short of dipping into my own pocket and paying. The pipe although in my flat also supplies water to the flat above and below.

PMKeates · 6 Aug 2011 at 11:06

VinceB1 said:
You can't claim from somebody elses contents cover for damage to a different property.

Sure, but if it's a case of negligence they may be able to claim from you (or whoever's responsible for the pipe).

Vince · 6 Aug 2011 at 11:11

PMKeates said:
Sure, but if it's a case of negligence they may be able to claim from you (or whoever's responsible for the pipe).

Aye and I hope that something can be worked out, for now though I have kept the section of pipe thats been replaced, my carpets are in the garage and I have wet floors... could be a lot worse. Kinda glad nobody is below as well because our maintainance guy has basically blocked it off as a safety risk.

PMKeates · 6 Aug 2011 at 11:15

VinceB1 said:
Aye and I hope that something can be worked out, for now though I have kept the section of pipe thats been replaced, my carpets are in the garage and I have wet floors... could be a lot worse. Kinda glad nobody is below as well because our maintainance guy has basically blocked it off as a safety risk.

Well, I hope it all works out. I'd probably take a stress-free visit to a solicitor soon as if I were the people below, I'd be arriving on Boadicea's chariot ready for war