Water leaks
Water leaks are the most common cause of damage in apartment blocks and it is in the interest of all residents to minimise the risk of leaks occurring. Please read this guidance from Lease on how to deal with a leak in a leasehold flat.
To help minimise the risk of leaks arising from your flat please:
Regularly check hose/flexi-pipe connections to taps, washing machine, dishwasher, toilet cisterns and bath, and ensure shower/bath seals are in a good state of repair.
Install water leak detection devices to alert you to possible leaks, eg, in built-in toilet cisterns and under the kitchen sink - see below for suggestions.
Don’t leave running taps unattended.
Turn off the water supply to your flat if it’s going to be unoccupied for a lengthy period and check the flat’s shut-off lever annually to ensure it is in working order.
Don’t leave plugs in basins, baths and sinks when you go away.
Make sure the concierge or a neighbour has a key, and ensure the concierge has your up to date emergency contact details.
Warning: If you still have the original Canary Riverside kitchen and have not replaced the plumbing to the taps there is a significant risk that the 20-year old flexi-hose pipework will fail, with significant consequences for you and your downstairs neighbours. You should get the plumbing checked as a matter or priority. You can find details of plumbers on the residents’ recommendations page.
A similar issue exists in respect of toilets that have a plastic length of pipe with a shut-off valve leading to the cistern. These should be replaced with metal piping as they are at risk of fracturing.
As well as the inconvenience and damage caused, frequent leaks means higher Building Insurance premiums and excesses - which results in higher service charges. Please note that damage caused by leaks from your apartment may be your responsibility, and you should check that your insurance policy provides sufficient cover.
ARMA has produced a useful guidance note on how to prevent water leaks in your flat.
We recommend residents install water leak detectors that provide an early-warning of problems with in-built toilet cisterns, washing machines etc before serious damage occurs. You can buy cheap cheap and effective detectors such as this model. We recommend attaching some string to the detector using tape and lowering it/pushing it into place below concealed toilet cisterns and kitchen sink plumbing. Check the battery is properly in place and that the sensor works before installing it.
You can buy more sophisticated models that connect (via a digital assistant like Alexa, Home Pod/Apple TV or Google Assistant) to an app on your phone, such as the Aqara system.
All owners and residents have a responsibility to help prevent leaks and promptly identify and resolve them before significant damage is caused.
Leaks from the chilled water pipes
The chilled water that enables comfort cooling in your apartment is carried through a network of pipes that are securely insulated to prevent condensation forming. In addition, there is a drainage outlet in the FCU that allows condensation created during operation of the cooling system to be safely drained away.
Just a one inch opening in the pipe insulation will cause a significant a volume of condensation to form - left unchecked, this would lead to serious water damage in yours and also neighbouring apartments. Please prevent any damage to the chilled pipe insulation, and ensure your FCUs are regularly maintained to ensure the condensation drain is clear.
Emergency shut-off
The levers to turn off the hot, cold and chilled water supplies can be found in the ceiling panel immediately outside your apartment front door: see stopcocks. In the event of a leak being discovered that requires a water supply to be isolated you should turn off the appropriate supply to your apartment immediately and before contacting a plumber. If you are in any doubt, please contact your Concierge or Security.