Shirley the slab can be dried with F off big dehumids/heaters once the leak is stopped? Up there^, the view was replumbing costs would be a few hundred quid. Yes get it back, but not enough to stop the world turning if you don't?
Building Regs/control advice please - signed off but doesn't meet regs
ww - quite right re the latter, but the regs apply to all premises.
Here's what Building Control have said.
"Thank you for your email.
It concerns me that you now have a leak in your hot water system.
Under Building Regulations we are legally required to complete statutory inspections, unfortunately the work you are referring to is not included as one of these inspections.
As we are not on site every day, we are unable to inspect every aspect of the work, and rely on the builders and tradesmen completing work to a satisfactory standard. I have checked our site records, and although we completed numerous inspections on site, we have no record of viewing the internal water pipes, which is not uncommon.
I suggest you contact your builder with regards to your concerns, and repairing the leak.
Obviously, if you have any further queries, please do not hesitate to contact me."
lots of thoughts/ issues here..
But one that might help is this: If you have identified that the pipe form the kitchen goes into the pad is not in a duct, then building control could probably be reasonably expected to.....
Seems to be a lot of worrying about the so called slab! You really don't need to worry about drying out the slab! Could you not reroute the pipes above floor level some how?
Wrightyson, the issue isn't whether it can be rerouted (it could) but that most insurance companies (mine inc) cover 'detect and access' but not the physical repair of the pipe.
As the pipe is not in ducting it can't be removed and replaced nor will the regs allow a joint in the pipe within the screed floor.
Basically there s no point digging up the floor as we can't repair what's there and the only option is a reroute which the insurance doesn't cover.
So basically, no builder to chase, no come back from the building control who
rely on the builders and tradesmen completing work to a satisfactory standard.yet charge me £500 for their trusting nature meaning I'm likely to have to cover it all myself.
But without building control you wouldn't get a completion certificate and therefore that would cause problems down the line when/if selling the property.
I do feel for you and shisters like that give the trade a bad name!
Ben, you mentioned a registered builder. If he's registered, you relied on the body that registered him having assessed his competence - ask them what they say to him being incompetent / fraaudulent. His competence should include chosing subcontractors.
You are right in that insurance policies cover the cost of damage caused by the leak & not repair of the leak itself. Some policies have an additional element of cover call trace & access which covers the cost of locating & exposing the leak for you to then repair & reinstatement of the floor. So if you have T&A cover (usually has a max value of £5K) you would be covered for locating the leak, digging up the floor to expose the pipe & then making good afterwards.
Also insurance is the value of the repair & not the repair itself. Could you not settle on the value of repairing the pipe & use this towards the cost of re-routing.
Greybeard, while the builder was registered at the time he's now in jail (was banned from being a director from a previous bankruptcy) and been diisowned by the said bodies inc his liability insurer and none were really valid due to the ban hence my stress at finding a different route.
G of R, it is trace and access so hoping they'll include creating a channel in the slab to allow proper repair.
N.B before I get flamed I contacted all the professional bodies before instructing him and everything was legit,aside from the plumber all the subcontractors we're cool and some have offered free advice regarding this and also were stung by his actions
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