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Current affairs


may have to be removed, with decorating required throughout the affected rooms (see main image on p40). Therefore damage can be comparable


to that of a fire. If this is the case and/or the electrics have been damaged, the property becomes uninhabitable and the occupier requires relocating for many weeks, possibly months. The impact is not only on the property, but also on the individual. Where there is a realistic prospect of a recovery from a third party through defective workmanship or faulty products, insurers will seek to recover the cost of the damage. Thus, an escape of water claim can take several years to resolve.


Whole life impact


One case involved an elderly couple, Mr and Mrs Hurst, who had just replaced their boiler, a condensing type unit fitted on the first floor. Several months after installation, and following heavy rainfall, water escaped into the property, causing damage to the first and ground floor levels. Given the damage, the couple required


temporary accommodation, which was distressing due to their age and care needs. Investigating the matter, we found that the condensate water discharge pipework from the boiler had been connected to an external rainwater downpipe (see the red dashed line in Figure 3, above right). The rainwater downpipe had become


blocked and therefore rainwater backed up into the condensate pipework, out of the boiler and into the property. Despite guidance on how to install condensate pipework being in effect for many years within the relevant British standards, including guidance within the boiler manufacturer’s instructions, the installer had failed to install a suitable air gap or a non return valve (see Figure 4 on the right). Such a setup would have avoided this ingress. Because of the size of the claim, which now


included the damage and accommodation costs, the insurer sought to recover from the installer. While the installer accepted that he had failed to install the boiler in accordance with the British standard and manufacturer’s instructions, he nevertheless sought to defend the claim under contributory negligence, alleging Mr Hurst was at fault for failing to clear the blockage within the downpipe. Regrettably, during the litigation process Mr Hurst passed away. Therefore, insurers and solicitors acting for Mrs Hurst had a difficult balancing act. While many have insurance, the impact of escapes of water can be significant in terms of financial and personal costs. Good workmanship


Figure 3: The condensate pipework, post repair.


and compliance with the regulations and standards will not eliminate escapes of water, but it will nevertheless reduce the likelihood, easing the burden on both the insurer and the customer. If we are to tackle this problem, training and competence is key


Alexander Wildish is consultant forensic engineer at Engineering Forensics. For more information, view page 3


BRITISH STANDARD Figure A.4 External drain, gully or rainwater hopper


BS 6798:2014 Dimensions in millimetres Condensate pipework


FOCUS


Rainwater downpipe


Key 1


Boiler


2 Visible air break 3 4


38 mm min. trap


Visible air break and trap not required if there is a trap with a minimum condensate seal of 38 mm incorporated into the boiler


5


Open end of condensate drainage pipe direct into gully 25 mm min. below grating but above water level; end cut at 45°


6 Minimum internal diameter 19 mm 7


Pipe size transition point


8 Minimum internal diameter 30 mm 9


Insulation A.2.5 Special conditions when using a rainwater downpipe (Figure A.5)


A rainwater downpipe shall only be used for condensate discharge if the downpipe passes to a combined foul and rainwater drainage system.


When connecting the condensate pipe into the rainwater downpipe, an appropriate fitting shall be used, i.e. the pipe shall not be pushed directly into the downpipe as this could cause blockage.


NOTE An “appropriate fitting” is any of the commercially available “soil and rainwater boss connectors”.


To avoid reverse flow of rain water into the boiler if the downpipe becomes flooded or frozen, either:


• an air break, as illustrated in Figure A.5, shall be installed outside the building envelope between the condensate drainage pipe and the downpipe; or


• a non-return valve shall be installed in the condensate drainage pipe inside the building envelope.


Condensate shall not be disposed of into a greywater recovery system that is intended for reuse.


© The British Standards Institution 2014 • 43


Figure 4: Extract from BS 6798: 2014 Specification for selection, installation, inspection, commissioning, servicing and maintenance of gas-fired boilers of rated input not exceeding 70 kW net.


www.frmjournal.com JULY/AUGUST 2020 43


Licensed copy:London South Bank University, 11/10/2018, Uncontrolled Copy, © BSI


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