Water Leakupstairs Had A Leak, 3 Times Per Day, Staining My Ceiling And Leaving A Smell, What Should I Do Now?

[hutulong]

Water leaking from upstairs, 3 leaks per day, 5-10mins per a leak, around 11:00, around 16:00, and around 23:00, told local council 7 month ago, still cannot find the problem? Help, please.
told insurance company, they only cover the repairing of the ceiling, after the leak stops!
council cannot find any leak, water damaged pipes and so on - upstairs...!

which kitchen appliances use water 3 times per day? Boiler, Fridge, or …?

it is a kitchen above my ceiling, heater/boiler, washing machine, fridge, kitchen washing sink. and there is no toilet above me.

[chas2008]

sounds like a switched on council, not..
where is the boiler ?

[The Builder]

Just what I was thinking Chas. Not much of an inspection by the sound of it :o(

I guess the boiler would be the only thing that's on a timer.
Perhaps pressure vessel problem, so that the boiler is "expanding" water out of the system occasionally (should go to external outlet)

Sound of straws being clutched at here. Pure guesswork

[hutulong]

Boiler is above my room's damaged ceiling, the water marks is near the center of the ceiling (close to the light),

[hutulong]

Thanks, guys! The local council spent 7 months, and they still cannot find the problem. They checked all the pipes of the above flat’s boiler. Still cannot find the problem!?

[The Builder]

Leaks usually come out around the ceiling rose. It's the lowest spot. Water runs to it.

I would certainly have the boiler looked at. A problem like this should be staring them in the face :o(

[hutulong]

Contacted my insurance company, and they suggest some Infrared Equipment, in order to scan and search the leaking?! any suggestions?

[The Builder]

The first practical thing would be to see if there is any water ON upstairs' floor.
If not, then it must come from the floor void.

[The Builder]

Someone like this hutu?

http://www.targetleakdetection.co.uk/infrared-leak-detection.php

It's a good thing that the Insurers are on it. That does look like a good idea.

[hutulong]

there is no water, whenever we checked it. we live in a Flat, don't know how to check the floor void. have to tell the council, i guess?!

[hutulong]

the problem with Infrared equipment is that who will pay for the specialist, in theory, the local council should pay for it(if they don't have the equipment). my upstairs is a council tenant (they don't care that much about the leaking at all).

[woofgang]

If the tenant is a council tenant and the water is leaking into your home from a council home then its up to the council as the landlord/owner of the flat to fix the problem. We had a similar problem with my Mum's flat which she had purchased and the council owned flat that was above her, you just have to keep badgering.

[pilotlight]

Three questions :
1. Is the kitchen yours, or does someone else live above you ?
2. Is the boiler a condensing boiler ?
3. If the property/s are council owned shouldn't they take responsibility for the damaged ceiling ?

[The Builder]

Woofter's correct there hutu.

First, satisfy yourself that YOU have no pipework in the ceiling.
Then, pressure the Council. In fact, tell Environmental Health all about it. Same Council, different Dept. EH will be very concerned on health grounds.

[hutulong]

thanks, woofgang. i have been badgering since last may. Even surprise my insurance company - the time it has been taking. i did suggest the 'outsider'/'outsource' with the right skill and equipment to my council, but.....still waiting for their reply and also keeping my floor dry. ^^

[hutulong]

Hi, Pilotlight.

1. I am a leaseholder, and I live in a 2 Bedroom Maisonette Flat, my first floor is the bedroom/s, so it is a kitchen above my first floor. Someone else live above me.
2. I don’t know about it
3. The council told me that the insurance company will cover the damaged ceiling (after they find and stop the leakage), already talked to my insurance company, which they ask me to pay £50, and then they will cover the rest.

[hutulong]

hi, The builder, thanks for your info. Environmental Health is my last few options, and i did think about it.

[hutulong]

during the Xmas period, the time of leaking increased to 20mins long, and 'heavier' during the each leaking time. any suggestion why ?! still to do with their boiler..?

[pilotlight]

The reason I asked if it was a condensing boiler is : -- as the water is appearing at the same times of the day, it would point to the boiler being set to these times. If it is a condensing boiler, it will have a white plastic condense outlet pipe, which carries the condense water from the boiler to either the waste/stack pipe or may terminate exterally.
The joints on this pipe are usually "push-on". Should the pipe come away from the joint for some reason, and the joint is not visible, this could account for the "leakage" when the boiler is on.
Hope this helps.

[hutulong]

thanks, pilotlight, thanks to you all. i will do a 'summery report' and send it to my council.

[pilotlight]

* replace usually with sometimes.
** exterally ----externally.