Hot water

Residents’ hot water is generated in central water-heaters located in the basement plant rooms. The hot water is dispersed from these heaters to each apartment via pipework. The water temperature is maintained at >55C throughout the pipework by insulated electrical heating tape, which is wound around the piping.

The supply of hot water to your apartment is included within the annual service charge bill. However, the electricity used by the trace heating (electrical tape on hot water pipes) within your apartment is part of your flat’s electricity consumption.

Should it take an unusually long time for hot water to come out of a hot water tap* an initial check should be made to see that the circuit breaker labelled ‘trace heating’ on the electrical distribution board has not tripped into the OFF position. Should the circuit breaker be ON and there is still no hot water, then please check with the estate manager that there are no temporary problems with the hot water boilers. There are no moving parts or thermostats associated with the hot water in the apartments, therefore a qualified electrician may be required to check that the heating tape is functioning correctly. Residents are responsible for the condition of the pipes within their apartment. If unsure whether any problem is actually located within the apartment, residents should contact the estate manager. If it is found that the fault is within the apartments, the contractors fee will be passed on to that resident, otherwise the invoice will be paid from the service charge account.

Trace heating

Residents should ensure that their trace heating is switched on [unless they are away for an extended period of time] in order to prevent the likelihood of legionella, a bacteria that can be especially dangerous to people with weakened immune systems due to the risk of Legionnaires’ Disease. If you intend to leave your apartment vacant for extended periods you should arrange either for someone to run your taps every two weeks or so or, alternatively, turn off the water supply to your apartment and on return ensure you flush water through both hot and cold water pipes (including showers) for at least five minutes.  

*if the water temperature coming from the shower mixer-tap fluctuates it is possible that the thermostatic valve that controls the temperature needs replacing. Depending on the age of the unit it may be more economical to replace the mixer-tap. Please refer to our news item from February 2018 on how to do this.

Emergency shut-off

If you are leaving your apartment vacant for long periods (e.g, greater than 30 days) you should think about turning the hot [and cold water] supplies off.  The lever to turn off the hot water supply to your apartment can be found in the ceiling panel in the hallway immediately outside your front door. It is marked 'HWS', with a red band on the label.  If you encounter difficulties or problems with the use of safe stepladders, speak to your concierge, who will be happy to assist by arranging for these stopcocks to be shut on your behalf.  Please ensure you make your request in good time, with clear indication of the date you are leaving. You should also remember that these stopcocks need to be turned back on when you return.  As is common practice in all homes, please remember to run your water (including showers) for five minutes, to clear any water that has been standing in your apartment or feeding pipework.