| Search Member: LOGIN | LOGOUT |
 |
|
|
|
 |
|
||
 |
 |
 |
|
 |
 |
|
|
|
Domestic Hot Water Systems alert from "UK Landlord" magazine, September 2007
The alert follows two similar fatal incidents in the last four years in which a large volume of near boiling water poured through bedroom ceilings onto occupants sleeping below. The alert applies to systems including a fixed all-electric or part-electric immersion heater in conjunction with a plastic cold water storage cistern or 'tank' located in the roof space. This may well be the case for properties with systems over 10 years old or where landlords may have other reasons to suspect the adequacy of the initial installation or any subsequent work. An overheating immersion cylinder will normally show obvious warning signs. Serious incidents are therefore likely to be extremely rare. However, there are a number of steps that can be taken to reduce the risk: Warning Signs Tenants should be made aware of warning signs indicating possible thermostat failure and overheating of the water in the cylinder. Typical warning signs include:
In such circumstances the householder or tenant should switch off the immersion heater system. Tenants should alert their landlord. Advice from a competent person such as a qualified plumber should be sought if necessary. Storage Cisterns. Storage cisterns should be installed on an adequate supporting base. The incidents that prompted this alert occurred primarily because the plastic storage cisterns were not supported across their entire area. In other words, the base of the cistern protruded over the edge of the base support board.
British Standard BS4213 :2004 'Cisterns for domestic use - Cold water storage and combined feed and expansion (thermoplastic) cisterns up to 500 l - Specification' Safety Cut-Out Devices A safety cut-out feature, independent of the immersion heater thermostat, can be fitted to limit the temperature of the stored water, should the thermostat fail. Various safety cut-out devices are available which may be single-use (i.e. must be replaced after they have been activated), or, manually re-settable. For many systems a simple option would be to replace the existing thermostat with a 'dual rod' thermostat, where the independent safety cut-out is integrated into the overall thermostat unit. Advice should be sought from a competent person such as a plumber or electrician if necessary. Since 1st April 2004, the fitting of such a feature has been recommended in relation to any repair, replacement or installation work on domestic immersion heaters. The risk is greatest when cisterns are located above bedrooms. This is most likely in houses built between 1945 and 1975. Very often these homes have or used to have a back boiler. If the cylinder is located in a bedroom it is probable that the cistern may be directly above it. Whenever a galvanised (metal) cistern is replaced by a plastic one, the thermostat to the immersion heater should be examined and preferably replaced by one with a safety cut-out.
Rugg Review: What's new?
|
|
The 
Finance
Tenants
Legal
Property
