Shower leak from flat above?

Shower leak from flat above?

0:01 AM, 29th February 2024, About 4 months ago 6

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Hi, there is water coming from the ceiling of the shower in our flat, which we believe is from the flat above as the showers are aligned.

We have been in contact with our agents who are also agents for the flat above. They were told that said tenant/owner had it inspected by their own plumber and it was not them.

Our tenant said that when the tenant above was away the leak stopped. We offered to send our own plumber to do a deep inspection which would mean removing the shower tray and would pay for this if the leak was not their fault otherwise they would pay. The owner seems to be reluctant to allow this.

We would be grateful if anybody could suggest a solution.



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10:36 AM, 29th February 2024, About 3 months ago

Do these flats have a management agency/committee (as most flats do)?. If so contact them immediately. Also insurance. How does that work? Contact them for advice. Accepting what the above tenant/owner says is not enough. Where is the evidence of this inspection? It might not be the shower but it's definitely something and needs isolating asap.

Fed Up Landlord

10:40 AM, 29th February 2024, About 3 months ago

It appears from the question that you are a landlord using a letting agent, who also manages the flat above. It is unclear if it is the owner of the property above or the tenant who has stated that the leak is not of their making.

From the circumstances outlined it seems that the cessation of the leak when the tenant is away points to the possibility that the sealant around the shower base has become porous. This is not always immediately obvious, but is an easy fix. I would endeavour to try and get the agent to arrange this.

Don't always believe what tenants/landlords/agent tell you. They will say anything to get you off their back. ABC is the motto.

Assume Nothing
Believe Nobody
Check Everything.

You need to verify who has said that it's nothing to do with them. Either the tenant or the landlord. Then find out the name of the plumber. If they don't give it, then there's a fair chance they have never called one.

If it's the tenant ask the agent to contact the landlord direct. If they don't, then look up the Land Registry details and write to them direct. Send them pictures of the damage and state you will be making an insurance claim on the block insurance for the damage and will look to the owner of the flat above to pay the excess.

During any claim state you wish to make a claim for " trace and access" which is covered under your block insurance policy. Under the terms of the lease it should allow for access by contractors for such purposes and to deny same is a breach of the lease which could lead to forfeiture of same.

A resealing of the shower tray is much, much, easier!


11:50 AM, 29th February 2024, About 3 months ago

You have to pay for your damage on your insurance.
Hard to believe but true.Apologies for ruining your day!

Simon F

14:44 PM, 29th February 2024, About 3 months ago

On leaks when shower in use: two difficult to spot issues I've had to contend with...
1. Shower trap damaged/cracked when tenant had, after removing hair, tried to force the removal part of the trap back in place and it wasn't properly aligned for re-insertion (some shower traps only of this design). This is detectable from above before removing tray but only if you know to look for it (and is specific to certain trap designs).
2. Very slight movement in floorboards under shower tray meant sealants at edge of shower tray never maintained seal. Seen this in more than one older property.
If the ceiling below is currently damaged, maybe cut it out enough to be able to view the issue from below.


12:25 PM, 1st March 2024, About 3 months ago

It’s not clear whether the first poster is renting or a long residential leaseholder. If the latter then their lease sets out what they hold under provisions of their lease and what is the freeholder’s responsibility


8:07 AM, 2nd March 2024, About 3 months ago

A good example why owning single flats is a bad idea. If you can't buy the block, don't buy at all.

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