ArmAGUIDANCE


leaks& damage


Water


ARMAhasrecentlypublished newguidance for flat owners aimed at helping them keep theirhomes safe anddry this winter


A quArter of All insurAnce claims made on flats arefor damage caused by water leaks. Thedamagecostsmillionsofpounds andcausesheartache to thoseinvolvedand disputes between neighbours overwho should pay.


HERE ARESOMETHINGS YOUCANDO TO PREVENT


WATER LEAKS Bathrooms/toilets nCheckthe conditionofall your seals.These arethewhiteflexible beadsthatrun around your bath andshower, allowing watertorun fromyour tilesand back into thebath/shower. If themasticsealisdamaged,split,loose or curlingawayfrom thewallorbath, water can freely run downthe back of your bath or shower,and eventuallymake itsway through theceiling andintothe property below, often


through a light fitting nCheck thegrout in abathroom(between thetiles)especiallyaroundwet areas. Gaps in groutcan allowwater in behind tiles, causing damppatches, risk of waterleaking into the property belowand otherrooms,and tiles


coming loose nToilets also need to be checked. If you hear anyirregular sounds,suchasthe flush cycletakinglongerthanitnormallydoes, or humming sounds,it’sagood idea to have it checkedover, andisoften remedied by adjusting the valve or replacing the inlet valve


washer nYoumay inadvertently be causing damage to theexteriorofthe building if your toilet ismaking a constant running sound. This willmean theexternaloverflow is allowing watertoescapeontowalkwaysbelow andin icyconditions youcould be causingahazard. It will alsomean stainingtowalls,encourage vegetative growth,damagemortars,and lead


to possible ingress elsewhere nCheck taps for drips (often repaired by replacingawasher) andhumming or vibration soundswhen using the taps


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nEnsure that if youhaveaservice duct ormain stackwithinyourproperty, it is accessible.The duct provides accesstovalves, allmain services,rodding eyeand also in someflats you will share these services with your neighbouring flat.


Kitchens nCheckyourseals at thebackofyourkitchen worktop andaroundyoursink. Spills need containing and gaps can often cause water to


penetratedownthe back or into your units nCheck your plumbing. Nine times out of tenunder thesinkiswhere everything comes together - your water outlets for your dishwasher and washingmachine, your isolationvalves, andthe wastefrom your sink


tapfor your flat is located?


etc.Make sure that nothingisleaking,and the outlet connections fromyour washing machine/dishwasher are secured and in place; frequent vibrations cancause thesetobecome


lose. Also check your plughole is not leaking nIf you have a washingmachine carry out frequent checks on thehoseasthisisamajor


cause of leaks nCheck taps for drips (often repaired by replacingawasher) andhumming or


vibration soundswhen using the taps nIf youhaveaservice duct within your kitchenensurethatthisisfully accessible in the event of anemergency.


Radiators nCheckyourradiators,valvesand exposed pipe work forleaks andany signs of corrosion


and rust nIt is importantthatyou carryout regular


Doyouknow wherethe stop


checking/monitoringofall radiators/pipe-


work within your flatwhere visible nLeakingradiatorsmust be fixed.The damage to flooring, carpetsand floorboards couldbealot moreserious andexpensive than you might think.


STOP TAPSAND DEVICES


TO REDUCEWATER DAMAGE Do youknowwhere thestop tapfor your flatis located? Can you easily turn it or is it rusted? Beingabletoturnoffthe watersupplyeasily if waterisleaking couldsaveyou thousandsof pounds of damage andinsurance premiums. An annual test of the stop tap is a good exercise. It is good preventativemaintenanceto


sprayWD40orsimilar around thestop cock – andmake sure your familymembers also knowwhere it is located. There are devices on the market that can


be installedbyleaseholders to reduce the likelihood of prolongedwater damage.One device is aswitch, similartoanelectricsocket switch,which will turn off thewater supply at the stopcock.


THINGS YOUCANDO TO HELP YOURMANAGINGAGENT IF A


WATER LEAK DOES OCCUR Make sure yourmanaging agent has up-to- date contactdetails foryou or your letting agentortenantincasenoone is at home.This wayitiseasyfor youtobecontacted if you have aleakwhich is resultingindamagetoa property belowwhich will help to minimise damage.


Issue17 Flat Living


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