Sinead Campbell of London Flats Insurance discusses everything you need to know about the maintenance of your block’s water system.

The water system for your block of flats will likely be supplied by a service pipe connecting your building to a main water supply, whilst self-contained flats usually require their own service pipe and water meter. 

However, for five or more self-contained flats, you may have one large diameter connection to the mains which is split between each flat.

What are the Most Common Problems to Consider?

There are a multitude of potential issues you should consider in regard to the water supply to your block, such as:

• Noise: You should consider the amount of noise your water pipes create, especially when taking into account the number of residents a noisy pipe may bother. Noise may be created by taps, filling cisterns or pipes which are not clipped in place properly. Excessive noise from your water system may cause complaints from your residents, so this is something you should keep in mind.

• Temperature of water pipes: With winter months well on the way, it is essential that you ensure the water pipes in your block do not freeze over. You should make sure that, in the case of unoccupancy, your residents are aware not to let the heat levels in their flat or apartment get too low, as thawing pipes can be incredibly damaging. Likewise, it’s important to ensure your water pipes do not overheat, as this will cause warm water to run from your cold-water taps.

• Quality of your water supply: When providing water for your residential flats, it is important that the water quality meets government standards. The quality of your water can be severely affected by the temperature, as mentioned above, as warm water can promote bacterial growth, which can be incredibly dangerous if consumed by anybody using the water in your block.

• Leaking pipes: You should always be sure that your pipes are secure and properly installed. Likewise, it is important to make sure your pipes are fitted securely to avoid noisy banging, which can damage the integrity of the pipe itself.

Maintaining Your Water System

You should always ensure that your water system is checked regularly to avoid the issues listed above, as well as to prevent leaks or damage inside your block. You should have frequent inspections for the safety of your block, as well as your own peace of mind. 

Likewise, it may be important to have evidence of risk assessments for your water system in case insurance claims are made. 

With water systems in blocks of flats, it’s very easy for a small issue to turn into a costly disaster.

What to Do in the Event of a Leak

Leaks in your block can be especially dangerous as water can travel down into the flat below, causing the ceiling to leak. If this is the case, there are a few steps which may help:

• Make sure you turn off the water supply stop cock. If your block doesn’t have a shared water supply, it’s a good idea to let all your tenants know where to locate this in their own flats.
• Turn all water heating systems, electrical and central heating systems off.
• Turn on the taps to drain the water pipes.
• Warn the flat(s) below the leak– they may have damage to their flat or a leak in their ceiling which needs immediate action.
• If a ceiling is leaking, don’t let the water drip onto the floors. Put containers down to collect the water and minimise the damage.
• If a ceiling is beginning to bulge under the weight of the trapped water, you may want to consider piercing the bulge to let the water out. Put down a container beforehand so the water can be collected. Piercing the ceiling may be necessary to avoid further damage – if the water breaks through on its own, this may cause a significant amount of damage to your ceiling.
• Inform the landlord or management committee as soon as possible and talk to your insurers to make a claim.

You should also do what you can to make your residents aware so that any water damage can be mitigated.

Will My Insurance Cover Water Damage My Block?

London Flats Insurance provide a comprehensive Buildings Insurance policy which will cover you if your block suffers water damage. Amazingly, up to 50% of insurance claims each year are due to water damage and leaks within flats.

Our All-Risks policy protects against escape of water and will cover you against reparations and water damage which your block may suffer. We’ll also put you in touch with a reputable plumber to make repairs, so you don’t have to worry about a thing. 

Get in touch today to see how we can help you.