I have a drains issue ( they all need a sleeve/ replacement)
Firstly what experience does anyone have of sleeves
Would you prefer replacement or drains or a sleeve?
How does one deal with non cooperative tenant’s in situ regarding an alternative bathroom ( I served a s21 because I was fed up of their abuse)
I have put a lot of drains in places Always in plastic and set in pea gravel to allow for ground movement..The old clay ,best replaced in plastic ,so easy to do ,depends how deep it is of course , never had one sleeved . Get a quote for both from same firm
Thanks
How have you dealt with the toilet provision for the tenant
I served s21 yesterday ( I’d had enough) so as you can imagine …..
They had to go to a friends loo. You can also get an expanding bung ( for the drain, not the tenant) this will hold back any waste on the day . a repair/replacement is done.. Usually this is in an inspection chamber tho, so does not lend itself to all situations The people have NOT got to use the loo
Is it a cracked drain or the interceptor?
I don’t have any direct experience of sleeving drains, but I’m a retired plumber with 40 years experience.
I own a property 185 miles away and have a similar issue, although mine’s a single disturbed joint which rears it’s ugly head on occasion.
I was quoted £565 +VAT to sleeve this section, which is about a 2M run. I had planned to do the repair myself as I think I could expose the pipe, cut out the joint and replace with plastic within a day and the materials will be around £60. Unfortunately I’ve got a health issue preventing me from doing it right now. Luckily another LL friend of mine who lives in the area is lending me his handyman. I’m confident I can talk him through the job over the phone, it’s pretty basic stuff really.
Obviously it depends how extensive your repairs are and I can only advise based on my experience, but I would certainly get as many firms as you can (within reason) to come and quote for both options.
A lot of firms will do this FOC and personally I’d steer clear of ones who talk about wanting to do a “survey” and charge you handsomely for the privilege (another guy wanted £120 +VAT just to look at that section).
If you’re in a position to do so you can probably do a lot of the menial work yourself if you go down the route of replacing, there’s no point in paying tradesman rates to dig holes.
Regarding your tenants, providing they’re willing to communicate with the guys doing the job I’d imagine it’d be a case of “If you don’t mind using the loo now if you need to because it’s going to be out of action for a couple of hours” a few times throughout the job.
I know it’s an annoying expense, but you could hire a porterloo if the tenants are being really awkward and you want to cover yourself.
Long story
26 March Tenant reported blockage
As per contract they got it cleared 31 March
They were advised it was structural so I got a survey ( tenants shall be remunerated by Severn Trent )
11April survey
collapse at dropper in alleyway and fracture on my boundary with black stuff ( black stuff is just build up and was not there today )
I was told to get Severn Trent to deal with their bit first and my side after
I decided to get drains and replace the lot
I got a second opinion because something didn’t sit right with my usually guy . Just had a feeling he was not dealing with the issue but creating work for himself
Wednesday repeat survey told my side is ready to collapse ( I think his machine measurement not calibrated correctly )
Booked in drain replacement ( what he showed me was actually beyond the boundary )
Today booked second opinion ( because I don’t trust anyone and two reports are conflicting)
It’s a dull day I could see better
I don’t know what an interceptor is
The connections every metre are loose and water is seeping insidiously ( I’m waiting on a report) allegedly
Drain flies at the dropper and by kitchen gulley
I was told today this is a health and safety issue as they could get into the house ( I’ll google this later )
Severn Trent collapsed dropper
On my side there are what they described as cracks every meter he said there was one that was a circumferential crack which when 360 the drain will crack
He said the ground has dipped over the drain ( which it has ) where water is leaking out
There is toilet paper accumulated in the toilet drain ( the tenant would not give enough access for us to see repetitive flushes )
But toilet paper stuck with drips coming off
I’m waiting for full report
I paid because i was getting a second opinion
First two guys were conflicted
Second guy said drain nearly collapsed but he was looking at the dropper
Third survey was most accurate
Severn Trent shall remunerate me ( I’ve threatened ombudsman action today in an email )
Yesterday I was on the phone to the n r l a to handle his emails
They were coming thick and fast
I know the answers but I was being gas lit
I served s21 because I told him I don’t tolerate abuse after demonstrating gas lighting future faking etc etc
I’m not strong enough to lift the flags and it’s a job I would normally pay for
Tenant has calmed down . I think he’s taken legal advice .
He really didn’t want to give access today but it’s his s hit that will not drain ( the lack of pragmatism is astonishing)
that is a bad crack. I do not see how a liner will solve that,. What they call a dropper sounds like what we call an interceptor or simply a drop into the deeper main drain. Seams like a dig out job to me
That crack is in the alley and Severn Trent’s responsibility
I reported it two months ago ….
Today I’ve threatened the ombudsman
The other images there is a crack but he said joints loosen and seep water ….
Personally I’d still ask for alternative prices for repair or replace for your drains and broken down if possible. Even if you can’t excavate yourself, you may well be able to get it done for less than the plumbing/groundworking firms would likely charge and it’s the bulk of the work. Once done the laying of new drains is relatively quick. I guess it depends on your attitude to money vs hassle.
I’m just not strong enough . I’m not a man and have the muscle mass of an ant ( I can just about lift a lintel )
My other issue is I have tenants in situ
If this was a refurb I’d get the labour cheap and then hire the grounds person but I’ve served a s21 and I don’t want any challenges
I understand that, I’m not in a position to do anything laborious myself ATM. It sounds like you’re probably better to get someone to do the whole job for peace of mind.
The only other thing I’d add is try to get recommendations from friends/neighbours rather than using online sites such as Checkatrade, their sites are open to abuse and “ratings” can’t be relied on IME (as a for instance I knew a dodgy LL who was an equally dodgy plumber. A glowing review was a prerequisite for moving into one of his bedsits).
My first guy I’ve known for years but I got suspicious and realised he was creating work for himself ( tbh his last job was not his finest)
I’m going with the second guys
The third guy was scaring me about the drain flies
That can be cured with some caustic soda
I’ve contacted the second company and told them about the third report so they said they’d contact me on Monday
It’s a pot luck
My gut is with the second guy
I’m going to have to bite the bullet . It’s a gamble but if it goes wrong there is always mcol…
In your position gut feeling is probably the way I’d go too, the guy who gave me the price to sleeve mine tried to blind me with science. Fortunately I was in a position to tear a lot of what he said apart. Best of luck, hope you get it sorted without any issues.
