Why Leaseholders Should Take Water Leak Prevention Seriously
A quarter of insurance claims in blocks of flats are due to water leaks and the damage caused to properties and their contents.
As well as the significant financial burden and emotional stress these claims can cause homeowners, water leaks can also create tension between neighbours if there is a dispute regarding who is responsible for rectifying and paying for the damage caused.
At BNS, we’re offering some practical advice for leaseholders to help you avoid potential water leaks, and to address practical solutions should you be unlucky enough to experience a leak.
The Costly Impact of Water Leaks in Flats and How to Avoid Them
The damage caused by water leaks can be extremely costly, causing hundreds, thousands or in extreme cases even millions of pounds worth of damage.
Further on we will discuss what is and isn’t typically covered by insurance, but regardless of whether things are covered by insurance, it can be costly dealing with excesses. Not to mention the stress and heartache involved.
For these reasons, prevention is better than cure.
We’re here to help you with some proactive measures you can take to help avoid these issues.
Checking Bathroom and Kitchen Seals and Grout: Key Steps for Leak Prevention
Seals are a flexible bead installed at the edges of taps, basins, baths, showers etc. that help water run away without getting into the cracks. Grout is the hard substance used in the gaps between tiles.
Both seals and grout can be susceptible to cracks and gaps, so it is important to regularly check that they are well maintained and not deteriorating.
Damaged seals and grout can allow leaking water to flow freely down the back of fixtures and fittings, which can make its way through floors and ceilings, potentially causing damage to your property and your neighbours below, often through light fittings.
Ensuring your grout and seals are working effectively can help minimise serious damage should you be unfortunate enough to experience a water leak.
Plumbing Tips to Protect Against Water Leaks
Regularly checking your plumbing fixtures and connections for signs of damage or leaks could help protect against water leaks.
Check taps for drips, which might be a simple repair job, and irregular sounds and water flow.
If you hear unusual sounds in your toilet, shower, bath or kitchen and bathroom sinks it’s advisable to get this checked out.
If you notice anything concerning, it is always worth addressing it before the issues escalate to something more serious. Catching these issues early on could avoid leaks and damage if they are caught before any significant damage is done.
Maintaining Radiators to Avoid Costly Water Damage
Regularly ensure that your radiators aren’t leaking or showing signs of deterioration, such as rust and corrosion. This includes checking the radiator and any exposed pipework.
Any damage that you notice should be repaired as soon as possible to avoid damage to walls, flooring, carpets and electrics – both yours and your downstairs neighbour.
Stop Taps: A Vital Tool for Leaseholders to Control Water Leaks
It is important to know where your stop tap is located. A stop tap turns the water off in your property, and in the event of a leak, being able to find the stop tap quickly could seriously minimise damage.
You should be able to turn the stop tap off easily and it is advisable to test this on a yearly basis if you can.
It is also important to ensure your managing agent has up to date contact information for you, your letting agent or your tenant in case nobody is at home. Then should there be a leak, your managing agent should be able to contact someone to access the stop tap as quickly as possible.
What is Covered by Buildings Insurance and Contents Insurance?
Your development’s building insurance typically covers the building and any necessary repairs to the fabric of the flat itself: walls, ceilings, floors, and permanent fixtures like fitted kitchens and bathrooms.
However, it may not cover things like the cost of repairing damaged pipes. Things get more complicated if there’s a leak from a pipe that is only used by one flat.
Referring to your lease and your insurance policy can help you understand what is and is not covered by your building insurance.
It’s important to note that buildings insurance does not cover damage to the contents of your property. Things like carpets, electrical goods and furniture will not be covered by your building insurance.
Leaseholders should obtain their own contents insurance to cover the contents of the property, to ensure things like sofas, personal electronics, clothing, and valuable items are covered.
If a water leak from one flat to another damages the contents of the flat below, the items can only be replaced if both leaseholders hold current contents policies.
General Safety Tips for Flats Affected by Water Damage or Flooding
The Property Institute (TPI) offers the following general advice for homes affected by water damage and flooding:
- “Make sure the property is safe before you enter.
- Try to avoid direct contact with any water; it may be contaminated.
- Have a torch at hand when entering the property.
- Switch off the electricity supply at the fuse box, if it’s safe to do so; if there’s evidence of water inside the fuse box, stop and seek professional advice. • Unplug damaged electrical appliances and move all portable ones away from the area affected by flooding.
- Arrange for other services, such as gas, to be switched off — electricity and gas supplies should not be turned back on until you have had professional advice that it’s safe to do so.
- Don’t attempt any electrical repairs or connection of temporary supplies yourself — always use a registered electrician.
- Arrange for periodic inspections and tests to be carried out on the property; a registered electrician will issue you with an Electrical Installation Condition Report (EICR) which will identify the condition of the wiring and equipment in need of repair.
- All portable appliances affected by the flood will need to be tested to make sure they are safe for continued use.
- Fixed equipment, such as electric cookers, storage heaters, boilers etc. should also be tested.
- If water damage to electrical equipment is relatively minor and caused by clean water (e.g. a burst water pipe or tank), then it’s likely that the registered electrician will just need to dry out the cables and replace any accessories affected by the water (sockets, switches, plugs etc.).
- If there’s major flood damage to the electrics, then it’s likely that parts of the electrical installation will need to be rewired. When rewiring is necessary, ask the registered electrician about the possibility of raising the height of the newly installed electrical equipment, including raising the fuse box and sockets to above any future expected flood level.”
By taking proactive steps to prevent leaks and understanding your insurance coverage, you can save yourself time, money, and stress, while protecting your home and your neighbours.
