Got A Rather Large Problem After A Little Leak. Any Advice Welcome.

[jourdain2]

It all started a couple of months ago when the boiler cut out. Had to be a Sunday and OH is getting on and it was cold , so we called out the firm that services the boiler. He tweaked it confidently (loss of pressure) charged us £150 and went. 3 days later it happened again. This time we suffered a day or 2 until a local plumber could come. Diagnosed (correctly) faulty pressure guage, fixed it. Checked boiler - all is well. Another £100+ charge, but fair given replacement parts(he chucked in a spare, new pump which he had).

Over next few weeks it got worse, almost constantly turning boiler up to pressure. Eventually spotted a bit of damp mould so penny dropped - leak in heating system. Good local plumber returned, fixed it then re-pressurised boiled and, sadly, informed us that we had another leak

[anneasquith]

New boiler time ?

[jourdain2]

^^ somewhere under the ground floor(laminated throughout!). He cut off heating circuit to minimise leakage (left us with hot water thank goodness). A little later I spotted centre of kitchen floor rising - plumber back, rang insurance. He found big leak middle of kitchen floor. It is a floating floor - surveyor visited yesterday and is talking of whole kitchen units having to come out . Nightmare!Already coping with illnesse s --is this true?

[jourdain2]

Boiler is OK, Anne. OH d tumour removed last month and a minor heart attack 2 weeks ago. I am facing whole kitchen being ripped out and nowhere to live for a couple of weeks. I want to know if this is inevitable and I need to try to find a holiday let (at this time of year and with dog!). Apparantly the water could have spread from the kitchen through the living/dining area and need the whole floor lifting. Anyone know if all this is likely - or am I being given the 'worst-case' scenario?

[anneasquith]

Oh my I'm so sorry for the upset to you and oh.

[jourdain2]

Thank you anne. Iwant to know ifI should prepare for the worst.. :)

[The Builder]

So sorry to read about this, jourdain. Hidden pipework under floors is a curse. I'm guessing that you have a solid concrete floor under the kitchen laminated flooring.

An old problem was having unprotected copper tube buried in sand & cement screed floors. The cement attacks the copper, and eventually eats through it.

Rather than look for an single leak in one spot, it is far better to isolate the underfloor runs, and redo them above ground. This really should not necessitate removing an entire kitchen. The whole system needs to be traced to see exactly where the pipework runs.

Of course, I can't tell from here. I'm only guessing, but it would be far less disruptive to run new pipework above the floor to reach each radiator.

It may well be that your layout makes this difficult. I have to say though, that I would explore several alternatives before resorting to anything so drastic.

Much of our work is a matter of attitude. Many tradesmen immediately opt for what is easiest for them, rather than using a bit of thought looking for a more "creative" solution

[jourdain2]

Thanks Builder, noted. The notion of the whole floor came from the insurance co's surveyor - plumber has repaired the leak but apparently the chipboard is soggy and collapsing and this will probably extend under the units, necessitating their removal.. :(

[The Builder]

Ah.. sorry about that. You did say it was a floating floor. I missed that.

Fair enough, but I would still investigate before demolition. You may be able to confine the damage to one or two areas.
Good luck

[murraymints]

oh dear Jourdain.... not a good time for such upheaval... could you offski on hols for a few weeks and leave someone in charge to project manage for you..stress is not what either of you need right now

[jourdain2]

Thanks, Builder - I'll ensure that the contractors check thoroughly when they come. If damage doesn't extend under the units then they could probably cut out the rest of the floor and replace up to them, I'm hoping.

Bless, minty, feeling a bit low and shattered at the moment. Not easy trying to arrange a hol. for 2 plus dog at short notice this time of year. Small dog is rescue, very nervous and howled and barked constantly when we tried kennels once, he thought he'd been deserted again. I'm supposed to go to Italy 4/8, but don't know about that now, worried about leaving Mr. J2 with this situation, especially as he's still having wound in arm treated and there is a line-up of heart specialists on the calendar. :(

[thelewisgang]

did you get your boiler problem sorted Jourdain? I had problems with a leak of water from my boiler only last week. Turns out it was the hydroblock & pressure relief valve but then I had my boiler condemned for 4 days as I had a gas leak. It was finally fixed on Tuesday. Had new burner seal & gas valve. All seems to be running smoothly now, thank goodness & glad I had the home emergency cover on my home insurance which covered most of the cost

[jourdain2]

Thank you for asking thelewisgang. It's not over yet. The insurance co. has accepted the claim as accidental damage and the builders are moving in next Wed.to rip out and replace the floor. This means that we have to empty the base units so they can be removed. On top of Mr J2's recent heart attack it is all a lot to cope with at the mo..
Min. 3 days minus kitchen - we'll live, ain't easy though. :)

[thelewisgang]

Oh gosh. What an awful time for you. Hope it all gets sorted very soon & your system is up & running again quickly x