That’ll be this then?

Here’s a question; do you have the contact details for the flat above yours should they have a leak?
Can’t help but feel that a bit of forewarning would have gone a long way here (if possible).

Yeah I know the owner from when I lived there. I lived in the flat for 11 years before we had to move. My partner and I had twins so we outgrew a 1 bedroom tenement flat pretty quickly.

Not read the entire thread, and my following comment is useless information for you, but, from experience, Ross & Liddell are a shower of incompetent twunts who made owning/letting a flat a complete ball ache.

After 12 years I know this only too well. You should have seen my face when I moved house into a newer housing development in Ayrshire. Guess who organises the contract for the maintenance for the communal landscape areas and park? If I move again I will not buy a house if they are involved in anyway.

Enjoy every lie in you can get before baby comes.

Didn’t mean to come across as defensive matt_outandabout. :-)

In which case your details, downstairs owner and letting agents and contact details are all on web, a matter of public record as a registered landlord.
Get this handed over to your landlord insurer now, and get them to sort it out.
You can really tell from that post you are really hoping he’s not properly registered as a landlord or doesn’t have proper landlords insurance

Sorry to disappoint but I’m fully registered and have proper landlords insurance. To be honest after the mortgage, agents fees, factor fees and landlords insurance has been paid from the rent a tiny bit is left over which goes into a pot to cover any works that need done. The flat is self sufficient. I’m hardly Donald Trump. The person I’m more concerned about is my tenant and how he feel as it’s an intrusion into his private space.

OP are we talking about Scotland here?

Yeah thegreatape it’s in Glasgow

Plumber should have turned water off at mains outside, to stop water, rung police and asked for a police presence.

No way should a proffesional tradfesman force entry to an occupied flat without police in attendance, something could have been stolen etc,and if police force door then they pay for damage.Unless they have a warrant to search.

^^This is all they had to do and get a joiner/locksmith to attend.

The plumbers reported is came from my flat and it was a faulty lead to copper fitting. Doesn’t justify breaking in tho.

So latest update is Ecosse “whatever” who are the letting agents for the flat below are actually the owners of the property too. They contacted my letting agent this afternoon to contact them about the situation. The report they have is the leak was caused by a faulty lead pipe to copper fitting that can’t handle the pressure or heat coming from the hot water supply in boiler through the flat , even thought it’s worked ok for 10 years. I’m guessing the part has just failed. Their plumber removed the part last night and readjusted it and re fitted it and now it’s not leaking but they have suggested I have all lead removed and replaced with plastic piping.

The letting agent/owners couldn’t provide a phone number for the plumbers only an email (weird) and the person who instructed them to go to the job wasn’t in the office today. My agent guy has emailed them looking for redress for the damage that they caused, but it does look like Police were not present. I asked my agent guy what the other letting agents said when he accused the plumber of unlawful entry, they seem very surprised this was the case.

I still feel I should report this to the Police, whether the plumbers pay me redress or not.

Have you seen it for yourself yet?

Not yet will go and meet tenant tonight after 6pm when he is in. Unfortunately I don’t live in Glasgow anymore and I need to have the tenant there when I go, which I feel more comfortable with.

Has your agents agent appeared yet ?

Spoke with him on the phone, he was the one that gave me the details about the plumber, joiner etc. All that comes from my tenant who has been told this from the tenant below. (Why I’ve been told not to take it as gospel.)

Everything is pretty much on hold until after 4pm to see if the owners downstairs get in touch. My tenant is ok with the door and how secure it is. He just mentioned its a little wobbly.

I’m told the ceiling below has fallen in and this may have been caused by leak from a pipe leading to the boiler but nobody can confirm that or if it was even fixed.
Again from my own experience – when water has come in from above, it was MY ceiling and walls that got destroyed looking for the leak, not the guy upstairs.

Previous leak into flat beneath me (major drama!) was investigated by Glasgow City Council environmental health, factors Ross and Liddell and a plumber from tenants below, and it was actually found to be coming from another flat across the landing, kinda diagonally above the flat below.

O.K so here’s where I’m at with further info I’m told not to take it as gospel until letting agent confirms. The plumber called the police for access but the police responded saying they wouldn’t attend unless a plumber and joiner were in attendance. No joiner was in attendance so the plumber gained access.

I’m told the ceiling below has fallen in and this may have been caused by leak from a pipe leading to the boiler but nobody can confirm that or if it was even fixed. The tenant downstairs cannot provide details of plumber just they were called Elite or similar. The letting agent that looks after the flat downstairs cannot be found with the company name the tenant below provided which I struggle to believe. Ross and Liddell won’t help my letting agent as intermediaries as they won’t provide owners details of flat below due to data protection. My letting agent are now hoping the owner from downstairs contact them to gather all information. I don’t understand why they would but the guy who I’ve been dealing with say they often come looking to flat above looking for costs to repair damaged ceiling. I know I’m not liable for that but some people aren’t aware of this.

The door has been secured and closes as well as it has done but the lock a little wobbly. I can meet my tenant at the property tonight after 6pm for a chat. If the owners below have not contacted my letting agents by 4pm I’ve instructed my letting agents to call the police and report it. I’ve instructed my letting agent to fix floorboards and refit carpet and fix wobbly lock but not until I’ve seen it myself.

I’m guessing the police will have a record of officers in attendance and notes on what happened when they attended?

Don’t have any contact with the tenant directly it’s fully managed. I’m just waiting for the guy who looks after the property management getting back from lunch to phone so I can tell him I want to go and look at it. I’m sure the tenant would feel better if he knew I wanted to go and check it out.

I’m obviously going to pay for any damages to get repaired so the tenant isn’t put out but where do I even start with recovering costs, thats even if I have any claim to them. If I find out the police were not in attendance I’m considering phoning the police and reporting it.

I want to but I think I need permission from my tenant if he’s not in surely?

I bought a 2007 320i Tourer last September. Found a great example on eBay. FSH, 58,000 miles, M-Sport spec and the le mans blue colour which I always wanted. Went over to N Ireland to pick it up and the seller had also fitted a new front tyre for me. Only cost me 6.5k and I can get around 36mpg if I drive like my Papa. I changed from a diesel Golf as I needed something a wee bit bigger and to be honest when I bought the BMW the price of petrol started dropping so I’m really happy with running cost so far. It’s only the 150bhp not the 170bhp but it’ll still pick up speed pretty quickly if you want it.

b and Q sell bottles of drain unblocking fluid. Its a yellow bottle and costs about a tenner.Can’t remember the make and it’s not on their website. It’s the only thing that has worked on our slow draining shower. I use that left for 24 hours then a couple of kettles full of boiling water and it works. I’d even tried the karcher to clear ours. Don’t get it on your hands as mine started tingling so it cant be healthy. Think the bottle states money back guarantee if it doesn’t work so nothing to lose really.

It’s called “One Shot” and the tingling on your skin is Sulphuric Acid.

Belkin Team Kit?

Horsey, Horsey

Farmer Grey’s got a one horse shay
He takes to town on market day
Coming home when the lights are low
He sings this song as away they go.

Horsey, Horsey don’t you stop
Just let your feet go clipity clop
Your tail goes swish and the wheels go round
Giddy up we’re homeward bound.

Horsey horsey on your way
We’ve done the journey many a day
Your tail goes swish and the wheels go round
Giddy up we’re homeward bound.

We ain’t in a hustle, we ain’t in a bustle
Don’t go tearing up the road
We ain’t in a hurry, we ain’t in a flurry
And we ain’t got a very heavy load

Going home when they get half way
They call a halt at the Load of Hay
He has just one, then he has one more
And you’ll hear him sing after three or four

You don’t need the whip no goodness knows
You don’t need the whip so I’ll take a little doze

Horsey horsey on your way
We’ve done the journey many a day
your tail goes swish and the wheels go round
Giddy up we’re homeward bound.

I’ve set my Mrs up with tubeless on her road wheels just to save her any hassle from small punctures so she can make it home. Apart from needing super strength to get the tyres on the rim they have been working great. Performance wise she hasn’t a clue, but her average speed has went from 11.3mph to 11.7mph :wink:

Veloviewer Pro is pretty decent for £9.99 a year.

I’d consider this from Decathlon for the price of £599 with 105 may be hard to beat.

Alur 700 Road Bike

How about a trip to Koblenz and have a proper try, then pay in euro’s?

32″ inside leg and my SS is a 54. I think 58 would be far too big.

Hora I think a carbon Synapse may be a better frame for you.

There used to be a Chinese round the corner from Turnstiles heading towards Parkhead Cross called the Shat Inn Palace.

This is true.

You can pick up the Lake CX175 for £79.99 on eBay.

It’s in the fridge.

I can whistle with my lips closed.

For ref. I’m 178cm with 101cm chest and weigh 77kg. Large is spot on for me,

Even the wee pretty wrappers that the clothes come in are quality.

The Supersix is a great bike but the geo is different from the Defy. Have you sat on any?

The Defy would definitely be easier on your back, but the Supersix is more than just a race bike, it’s such a comfortable frame it can also be used as a long distance, slower pace bike.

Woody Harrelson

Really?…Is that all they have.

1st Jan it starts.

I got a lovely new Alpkit Filoment jacket from my Mrs, only mentioned it once back in November. Unfortunately it’s a little big so need to exchange it for the next size down.

Sportful Flandre No Rain Jacket from Wiggle ordered for £87.50. RRP is £175 been eyeing up for a while and it’s usually around £125 on Wiggle and the usual suspects. Quidco comes in at £2.62

This is the link. Have a look see.[/url]