Last year there was some water from my flat’s bathroom to the flat below. I thought this was due to the floor fitter not sealing the lino down, got this sorted and heard no more about it. Wind on a year and it seems the water has still been coming through and the damage in the bathroom below is now extensive, it has also got into the room next door, warped the oak floor and turned the downstairs tenants clothes mouldy.
I am aware that my insurance will not cover damage to another flat, but I have said that I will pay ‘reasonable’ expenses as it was caused my water coming from my flat.
However the tenant below has just been watching this damage happen and has done nothing about it and the bill is going to be much higher than if she had reported it to her landlady a lot earlier.
Downstairs landlady is in a right state as she has been quoted thousands to get it fixed.
I’ve said we should investigate the buildings insurance, but I don’t know if this would cover the damage given that it was caused by water leaking from my flat.
This is London btw where a plumber merely sneezing costs an arm and a leg. And I now live 2.5 hours drive away so it’s not easy to shop around. I’m stressing majorly now.
I’d appreciate advice on the grown up way to deal with this. Thank you.
Building insurance won’t cover its the contents not the structure.
Landlady below at fault for not carrying our regular inspections but you should still cover ceiling as cost of a patch repair not that different from whole ceiling. Damage to tenants clothes and floor in a different room could have been avoided if tenant had reported (which TA will say they are supposed to do) or if LL had carried out regular inspections.
Maybe get Landlady below to deal with via her own contents insurance and you pay the excess.
Stop the leak first.
Even if whole ceiling needs taking down and replacing it shouldn’t cost thousands. Checkatrade give an average 700 quid. 875 for a large room. Then cost to paint it. And 1h of an electrician to check light circuit still ok. I’d assume 1500 total unless a very big room. Remember you can claim as a taxable expense
Get some quotes.
(If it’s in se London I can recommend a good plasterer/builder who will give you an all inclusive fair quote - he has a good painter/decorator and electrician he works with)
Yes, the plumber is coming back on Moday to stop the leak.
Downstairs have unfortunately pulled all the tiles off in the shower, which I think turned out to be unnecessary, and she is muttering that she now cannot get matching ones. My view is that her tenant does not deserve matching tiles and a functioning bathroom will be enough.
Good thought to offer to fix the ceiling and leave the rest to her, thank you.
The flat is in Brixton so not quite SE London but very nearly!