November 20, 20232 yr Got the call 5am header tank is above room float seems good , tank seems good , overflow in place . Only assumption I can see is float failed and overflow blocked ??
November 20, 20232 yr Author Maybe . But it’s a lot of water . I assumed float failed and overflow blocked . Fittings seem to have no weeping around them . But I guess a slow leak is possible !
November 20, 20232 yr oooh bugger, very lucky not to have water tracking down the light pendant. Any evidence of the path the water has taken?
November 20, 20232 yr Have you drained it at all since the leak as the water level is below the overflow?
November 20, 20232 yr Float gear looks new ish, best to test the overflow by holding the float down and seeing what happens. I agree that mold shows damp for some time IMO.
November 20, 20232 yr Author 46 minutes ago, SimonD said: Have you drained it at all since the leak as the water level is below the overflow? Yep . When I got there water level was ‘normal ‘ I.e well below overflow
November 20, 20232 yr Author 44 minutes ago, joe90 said: Float gear looks new ish, best to test the overflow by holding the float down and seeing what happens. I agree that mold shows damp for some time IMO. Yeah . Tenant has *now* informed me they were away from beginning of November - not back until this Saturday . So in theory a small leak could have been happening since then and nobody would know . Lounge got a wash also 🙄 Edited November 20, 20232 yr by Pocster
November 20, 20232 yr Author 1 hour ago, crispy_wafer said: oooh bugger, very lucky not to have water tracking down the light pendant. Any evidence of the path the water has taken? None at all . Here’s a better photo . Does look like it overflowed
November 20, 20232 yr Author Got to get on with my kitchen so have appointment a plumber to view . float failing and overflow blocked seems like low probability too me . But I can’t see anything else obvious. All external pipework fittings are dry .
November 20, 20232 yr Is the overflow pipe supported, I have come across numerous ones sagging, no cement in joins and gunge collects in the low spot leading to leaks 🤷♂️
November 20, 20232 yr 1 hour ago, Pocster said: When I got there water level was ‘normal ‘ I.e well below overflow It's very unlikely to be a blocked overflow then, but as you've now got plumber booked, you can leave it to him!
November 20, 20232 yr Author 1 hour ago, joe90 said: Is the overflow pipe supported, I have come across numerous ones sagging, no cement in joins and gunge collects in the low spot leading to leaks 🤷♂️ From memory it isn’t . Don’t recall it sagging though
November 20, 20232 yr Author 21 minutes ago, SimonD said: It's very unlikely to be a blocked overflow then, but as you've now got plumber booked, you can leave it to him! Yeah . I’ll report back what he finds .
November 20, 20232 yr Author Failed washer on water inlet . That was it . I’m going to have to get ceiling reboarded and skimmed . Redecorate room , new laminate flooring . Decorate lounge . £1000’s due to a penny washer 😤
November 20, 20232 yr That stain on the ceiling won't have appeared overnight. Assuming this is a rented property you own?
November 20, 20232 yr 19 minutes ago, MikeGrahamT21 said: That stain on the ceiling won't have appeared overnight. Assuming this is a rented property you own? Tenants are not renowned for being helpful. Out last BTL when the tenant moved out, I found the bathroom ceiling bowed with a small hole in it. It was a leak from the roof. It must have been leaking for some time. It would have been nice if the tenant had told us, it would have been an easier repair if I had been told earlier.
November 20, 20232 yr 1 hour ago, Pocster said: £1000’s due to a penny washer You got insurance for that sort of thing surely.
November 20, 20232 yr Author 21 minutes ago, SteamyTea said: You got insurance for that sort of thing surely. Yep . Never worth it . From experience they’ll bump the premium 300 or so per year . Especially on “ escape of water “ Edited November 20, 20232 yr by Pocster
November 20, 20232 yr Author 1 hour ago, Pocster said: Yep . Never worth it . From experience they’ll bump the premium 300 or so per year . Especially on “ escape of water “ Think I’ll call them though ; this time …
November 20, 20232 yr Is it just a cold water tank or does is it a feed and expansion for the hot water. If latter, I think they need to be steel now so they cannot collapse if filled with hot water.
November 20, 20232 yr Author 2 hours ago, SteamyTea said: Is it just a cold water tank or does is it a feed and expansion for the hot water. If latter, I think they need to be steel now so they cannot collapse if filled with hot water. Just cold for shower
November 20, 20232 yr 5 minutes ago, Pocster said: Just cold for shower Cold shower will do you good.
November 20, 20232 yr 5 hours ago, Pocster said: Yep . Never worth it . Isn't there a trick there to get the plumber to bill for investigating the leak rather than fixing it - don't they have to pay for that with no impact on the insurance. Mind you, you'd better not show them the photos, otherwise they'll be wondering about the plumbers bill for a few hundred for the 'investigation'. Simon
November 20, 20232 yr Author 19 minutes ago, Bramco said: Isn't there a trick there to get the plumber to bill for investigating the leak rather than fixing it - don't they have to pay for that with no impact on the insurance. Mind you, you'd better not show them the photos, otherwise they'll be wondering about the plumbers bill for a few hundred for the 'investigation'. Simon Maybe . Plumbers fee probably 100 quid . I can live with that . Cost to repair damage I reckon under 5k
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