kitchen flooded from leaking radiator in flat above

[rubydoo]

My daughters kitchen is flooded by a badly leaking radiator from the flat above. The property had been empty for months,and the new owner had left the central heating on overnight. Water was running down the walls to plugs, and out of the light fittings, all the electrics have been switched off. the rental agency called an emergency plumber to sort out the radiator ,but say nothing else can be done until Monday, leaving me with a soggy flooded kitchen, without electricity , no cooker, washer, lights etc. What can i do andwhat are my rights ?? thankyou

[FORCEOFONE]

Re: kitchen flooded from leaking radiator in flat above

Well i would stay in a bed and breakfast till monday if they are not accommodating, then give the letting /management agency the bill

Obvious question will be, do you have insurance and is the flat you are residing in rented

[rubydoo]

Re: kitchen flooded from leaking radiator in flat above

The flat my daughter lives in is her own, mortgaged not rented. She has her own insurance, but is reluctant to claim due to the amount of excess, and no doubt increased premium next time she renews .

[wales01man]

Re: kitchen flooded from leaking radiator in flat above

She needs to contact her insurance if she needs emergency repairs dont rely on the above flat owners or letting agency to do anthing on the hurry up all costs can be claimed from the other insurers

[rubydoo]

Re: kitchen flooded from leaking radiator in flat above

She needs to contact her insurance if she needs emergency repairs dont rely on the above flat owners or letting agency to do anthing on the hurry up all costs can be claimed from the other insurers

No real emergency repairs needed, just electrics switched off to the kitchen. The kitchen light fitting was taken down to let water drain from above the ceiling, studed walls need to dry out, floor looks dry but may be soaked beneath the cushion floor. Maintenence chap from letting agent said assessor from insurance will probably come out to take a look.

[rubydoo]

Re: kitchen flooded from leaking radiator in flat above

The letting agents have been intouch and say they are sending their builders around to assess the damage, to walls, ceilings and floor etc. They will then ask the landlord whether they want to go through their insurance or have the letting agency builders do the work. Not to happy about these builders getting involved. They are not assessors ??? could be bodgers.

[rubydoo]

Re: kitchen flooded from leaking radiator in flat above

These men were bodgers ,went into daughters kitchen, just looked. A few ums and arhs and said we can paint over the brown stains on the ceiling with gloss then give it a coat of emulsion , for the studded walls, just let em dry. I asked them obout the soaked floor ,the wall units that were damp inside, the ruined light fittings, and the fact that my daughter had a day off work at weekend to clean up ,and half a day waiting for you. They said letting agent wouldnt pay for that. By now my daughter and myself were getting a bit peed off. Daughter told them ,ill get my assessor out , get the job sorted and send your letting agaent the bill, they thought it best then to go through the landlords insurance. They said they would probably end up getting the job anyway. Think its daughters choice , these two dead heads wouldnt be coming anywhere near her house.

[wales01man]

Re: kitchen flooded from leaking radiator in flat above

Get the assesor out these 2 were bodgers you paint a water stain if its bone dry with a oil based undercoat or a sealer suited for the jon not gloss then emulsion would bet they would have done the job in a morning and not properley

[rubydoo]

Re: kitchen flooded from leaking radiator in flat above

Letting agent says they will inform third party landlord,to go through their insurance and have their assessor come out ( my insurers said the same,give them acouple of days to have their assessor come out, if no complience we will sort it ).I wouldnt trust these people for one minute. Are the obliged to give me the landlords name address and phone number, if i ask , or can they withold this info. I have my suspicions about this letting agency, if no one contacts me today i will go ahead and ask MY insurers to intervene.

[rubydoo]

Re: kitchen flooded from leaking radiator in flat above

Have asked letting agant for name and address of the landlord whose owns the property next door, to discuss a claim from their property insurance, and to deal with them direct and not these bunch of muppets. They have refused to give me any of this information, can they do this ???

[FORCEOFONE]

Re: kitchen flooded from leaking radiator in flat above

Let your own insurance company deal with this and tell the letting agents to take a hike

They will have the landlords details, at least you will know the job will be done properly with the insurance companies own accredited builders, and not john the handyman

They will liaise with the landlord/letting agents own insurance company, that is what you pay them for