5665 tuath repairs handbook · full details of the repair needed, using this handbook ... kitchen...

Repairs Handbook

How to report repairsDURING NORMAL OFFICE HOURS 01 676 1602

When you contact us we will need

Your full name and address, including your postcode

Your rent account number if possible

Contact phone number(s)

Full details of the repair needed, using this handbook

Convenient times for the contractor to call

Out of hours emergencies

048 9042 1010

Gas leaks

BORD GAIS 1850 20 50 50

Important equipment Where is it?

Mains water stopcock inside your home

Electric consumer unit and rip switch

Gas meter and supply tap

Central heating boiler - type and location

Cold water storage tank

Hot water tank (cylinder)

www.tuathhousing.ie

TÚATH HOUSING | REPAIRS HANDBOOK 1

Introduction

Repair priorities 2Emergency repairs Making good defects 2 Urgent repairs 3Routine repairs 4Planned maintenance 4Making good defects 4How repairs are made 5Who is responsible for repairs 6Your responsibilities 6Our obligations 7Vandalism or graffiti 7Who is Responsible for Repairs 8Improvements & alterations 12Quality control 12Code of conduct 12Complaints 13EMERGENCIES 14

Help in Describing What is Affected

Plumbing Bath/basin 16Bath dripping/basin/shower 18Shower 20WC/Toilet 22Water 24Hot water 26

Doors and windowsExternal/internal doors 28Locks and latches 30Windows 32

KitchenKitchen 34Sink 36

Heating and electricalGas/electrical heating 38Electrical 42

ExternalGarden 46Gates/fences 47Exterior 48Garden walls/paths and steps 50

Roof and drainsRoof/chimney 52Gutters and drains 54

CommunalExternal/internal 56

Stairs and wallExternal/internal stairs 58Wall and floors 60

Helpful tips

Looking after your home 62Energy performance certificates(EPCs)/BER certificates 62Condensation 63Leaking, burst or frozen pipes 64Bleeding a radiator 65Smoke detectors 66Loss of electric light or power 66Controlling your heating 68Clearing a blocked waste pipe 70Clearing a blocked WC 71Overflows 71

Damp 72

Index 74

Contents

TÚATH HOUSING | REPAIRS HANDBOOK2

Introduction

This repairs handbook for residents has been produced to provide general advice to residents on dealing with repairs. If advice in this handbook is not clear, contact Túath for guidance.

Repair Priorities

Emergency repairs

See Emergencies on page 14 for dealing with gas or water leaks, or loss of electrical power.

An emergency is defi ned as something which could not have been foreseen and which could cause danger to health, residents’ safety, or serious damage and destruction to property. Emergency call out contractors will normally make safe to enable full and proper repairs to be undertaken during normal working hours. The types of work they attend include:

Severe roof leaks

Dangerous walls, chimney stacks, fl oors

Burst pipes

Blockage of your only toilet

Complete loss of electrical power or light

Loss of gas, where it is not a payment issue


Loss of heating in cold weather where there is no other form of heating available

Loss of immersion heater if this is the only source for hot water.

Warden call systems, lifts, fi re alarm systems and communal lighting (Where Túath manage)

We recognise that pensioners and vulnerable residents will need special consideration in certain circumstances.

If a contractor is called out to carry out a repair as an emergency when an emergency repair is not justifi ed then you are liable to be charged for all costs concerned.

Emergency repairs will be carried out within 24 hours.

Urgent repairs

These are repairs which materially affect the comfort or convenience of the resident. In certain circumstances these repairs could be treated as emergencies. The list includes:

Partial loss of electrical power or light

Unsafe power, lighting socket or electrical fi tting

Partial loss of water or gas supply

Loss or partial loss of space or water heating

Blocked or leaking drains, or soil stack

Toilet blocked or not fl ushing

Blocked sink, bath or basin

Tap which cannot be turned

Leak from water or heating pipe, tank or cistern

Leaking roof

Insecure external window, door or lock

Loose or detached banister or handrail

Rotten timber fl oor, or stair tread

Faulty door entry systems

Extractor fan not working in a kitchen or bathroom with no other venting

Failure of central heating pumps and boilers

Urgent repairs will be completed within four working days (this excludes weekends and public holidays).


Routine repairs

These are less urgent repairs which will be completed within 28 days and include minor problems with toilets, baths, sinks, doors or windows sticking, plaster repairs, brickwork, and other non urgent internal and external repairs

Planned maintenance

Where maintenance can be planned in advance we can arrange for it to be done on a group of homes at the same time, so as to keep costs down. This will include work to your home to ensure that it remains in good order, and provides safe accommodation for you and your family. Examples include external painting, boiler replacements, annual servicing of boilers.

You will be contacted in advance by the contractor or ourselves to carry out any surveys which may be required prior to the work commencing.

Making good defects

Defects are faults that are identified in newly built properties soon after they are first completed and are covered by a Defects Liability Period (A guarantee period).

These faults are reported to Túath Housing and made good by the contractor who constructed the newly built property. The defects liability period usually lasts for 6 months.


How repairs are made

Before you call

Look up the repair in this book and note down the information you need to give us.

When you call

Please let us know:

Your name, address and telephone number (landline and mobile)

Details of the repair

Times when the contractor can call (ie, am or pm)

The repair is recorded

Details of your repair are noted.

An appointment is made with the contractor and you will be consulted about the date and time. For more complex repairs a housing officer or technical officer may call to assess the extent of the problem. They will then place an order with the contractor.

An appointment is made

If the date or time is not convenient please contact us or the contractor immediately to make another arrangement. Missed appointments cost money.

The work is completed

Please sign and return any repair acknowledgement or satisfaction slips if you receive one. Please advise us immediately if you are unhappy with the work or the contractor we sent.


Who is responsible for repairs?

As your landlord, we have a legal duty to carry out certain repairs when these are needed. As legislation changes, the responsibility for specific repairs may also change. This means that there may be times when we have carried out certain repairs in the past, but because of changes in the law, a specific repair may become your responsibility, or vice versa.

We expect that as time passes, normal wear and tear will occur to your home. However, should your home need a repair because of either neglect or damage either by you or your friends or family, we will expect you to carry out any necessary repairs. If a repair is needed because of your neglect or damage, we may give you notice to make good, and in some cases we may carry out the repair on your behalf and then charge you for the cost

The sections below give advice on which repairs are our responsibility, and which are yours. If you still have any queries about whose responsibility a specific repair is then ask us, using the normal number for reporting a repair.

We are all responsible for the environment so please do not put paint, oil or petrol into the drains or leave litter or broken glass around.

Your responsibilities

You are responsible for keeping your home in a reasonable condition and for attempting to solve minor problems, and for insuring the contents of your home. Please read the Helpful tips section on page 62.

You are expected to take reasonable precautions to prevent damage to the property by fire, frost, the bursting of water pipes or the blocking of drains and sinks.

We rely on you to report any faults promptly and to provide access to our contractors to ensure that the repair can be undertaken within our agreed timescales.

Finally, remember that someone else will be moving into your home if you ever decide to leave. Please make sure that the property is clean, tidy, reasonably decorated and that all your unwanted belongings have been cleared, including any in the roof space.


Our obligations

We are obliged to keep the structure and exterior of your home and the building in which it is situated in good repair.

We also undertake to keep in good repair and proper working order installations for the supply of water, gas and electricity, for sanitation and for room and water heating.

In the case of flats and maisonettes, a management agent will take reasonable care to keep common entrances, halls, stairways, lifts, passageways, rubbish chutes and any other common parts in reasonable repair.

Túath Housing is not responsible for any repairs where a fault or damage has occurred due to inappropriate use or excessive wear and tear by the resident.

Túath Housing may periodically review repair responsibilities at its discretion.

Please refer to the chart on pages 8 for further details on specific repairs.

Vandalism or graffiti

Please tell us quickly if you know of any vandalism. Do not assume that someone else will report it. We will prosecute vandals when there is a witness, to discourage others, and save rent money being used to repair vandalised areas. We need your help to combat vandals.


Who is Responsible for Repairs

REPAIR RESPONSIBLE EXCEPTIONS

Tenant Túath

Baths

Bleeding Radiators

Venting and refilling system re-charge

Blocked drainage inside dwelling

Blocked drain outside dwelling and into street

Boilers and hot water tanks Unless works require repair/replacement due to tenant action/inaction; then Tenant re-charge.

Broken Glazing in dwelling

Broken Glazing – communal

Burglary/ASB Tenant must submit a garda report prior to glazing being replaced.

Upkeep of gardens & hedges – Individual dwellings

Upkeep of gardens & hedges – Communal areas

Central heating pumps, timers etc.

Resetting timers, thermostats, tripswitches

Chains & Stoppers for baths, sinks

Damaged Chimney stacks/pots and cowls

Sweeping chimneys

Cleaning of gully traps

Cleaning/repair of gutters and down pipes

Doors, Frames & handles, locks and hinges – Individual dwellings



Tenant Túath

Doors, Frames & handles, locks and hinges – Communal Areas

Door bells

Door entry systems on communal blocks Unless works required due to tenant misuse.

Draught proofing

Electrical wiring, sockets, switches Unless works required due to tenant misuse.

Extract fans, cooker hoods

Light bulbs/fluorescent tubes

Fuses (mains supply only) This does not include the fuses in electrical outlets in the dwelling, only to the main electrical supply fuse.

Fuses, tripswitches

Garden paths, walls, fences, gates Individual dwellings

Gas boilers

Immersion heaters

Immersion heaters resetting thermal cut-out re-charge

Unless works required due to tenants misuse.

Internal and external doors & frames Unless works required due to tenants misuse.

Internal plaster cracks on walls Only large cracks in new properties will be repaired by Túath Housing at end of defects period

Internal redecoration

Kitchen cupboards and worktops Unless works required due to tenants misuse.

Hot press shelving

Letterboxes



Tenant Túath

Lost Keys/fobs There may be a fixed Managing Agents charge to the tenant for the replacement of keys/fobs to communal access points.

Maintenance of communal landscape areas

or where there’s a Management Agent in place they will maintain the communal landscape areas.

Oil boilers Unless boiler runs out of oil.

Airlocks caused by running out of oil re-charge

Some work may need to be undertaken by a heating engineer; if this has to be arranged by Túath Housing then there will be a tenant re-charge.

Pest control – Individual dwelling

Pest control – Communal Block

Radiators Unless works required due to tenants misuse.

Bleeding air locked radiators after boiler fault

Some repair work may need to be undertaken by a heating engineer; if this has to be arranged by Túath Housing then there will be a tenant re-charge.

Repairs to solid fuel fires/stoves and surrounds and tiles provided by Túath Housing

re-charge


Toilet seats/covers

Roof repairs Unless works required due to tenants misuse.

Shower curtains, poles and fixings

Power showers (except hoses, heads & rails).


All shower heads, hoses & rails

Sinks Unless works require repair/replacement due to tenant action/inaction; then Tenant re-charge.

Smoke/heat detectors (mains operated only) provided by Túath Housing

Smoke alarm batteries



Tenant Túath

Taps Some repair work may need to be undertaken by a plumber; if this has to be arranged by Túath Housing then there will be a tenant re-charge.

Tiling, grouting & sealant

Toilet bowl & cistern

TV reception equipment for houses outside or inside an individual dwellings or within an apartment.

TV reception communal system equipment in blocks outside apartment

Unblocking drains, sewers, waste pipes – Individual dwellings


Unblocking drains, sewers, waste pipes – Communal Blocks

If the cause of the blockage is identified to specific dwelling then there may be a tenant re-charge.

Wash hand basins Unless works require repair/replacement due to tenant action/inaction; then Tenant re-charge.

Washing lines/rotary dryers

Windows, frames and handles, locks and hinges – Individual dwelling

Tenant must keep windows and seals clean and keep locks and hinges oiled.

Windows, frames and handles, locks and hinges – Communal Areas

Túath will liaise with Managing Agent where necessary

Fire Blankets Túath Housing will replace a fire blanket where it has needed to be used to tackle a fire.


Improvements and alterations

Before you make any alterations to your home you must write to us to obtain permission. We have to ensure that your home is not damaged or made unsafe. Please refer to Health & Safety Authority’s ‘Guide for Homeowners – Getting Construction Work Done Safely’. The Contractor will need to be adequately qualified and have adequate up-to-date insurance. An alteration is anything which is an addition or change to the property or its gas, electrical or water supply.

Your rent will not increase as a result of any improvements you make, but you will be responsible for repairs. If you do not obtain permission you may be charged to repair or restore your home.

Any alterations must not:

Make the dwelling less safe

Increase maintenance costs for the Association

Reduce the value of the property

Restrict or prevent access to stopcocks etc

Quality control

Due to the nature of some repairs it may be necessary to carry out a pre- inspection to clearly identify the cause and correctly order remedial works.

We will inspect a proportion of repair jobs when they are completed, and instruct the contractor to remedy any unfinished or poor quality work.

You can help us achieve the highest quality by returning any ‘satisfaction slip’ or questionnaire we send you. Alternatively you can request an inspection of repair work that you consider to be of unacceptable quality.

Code of conduct

We require contractors to ensure that works are carried out with the minimum of disruption to residents. They are required to:

Introduce themselves to the customer and show proof of identity. Do not hesitate to ask to see it

Explain the nature and purpose of the job

Behave in a proper and professional manner at all times, refraining from smoking, bad language, and playing radios

Take care of the customer’s property and possessions and protect them at all times from dust, paint, etc

Keep the customer’s home secure at all times


Keep safe all materials and equipment used on site to avoid danger to occupants and visitors

Reconnect and test services such as water, gas and electricity at the end of each working day

Clear any rubbish arising from works from the property, from the garden and other areas outside the property

Make good any damage to decorations.

Comply with health and safety legislation and relevant codes of practice

Where major works are involved, agree the extent of removal of carpets, furniture etc, and their condition, before the work commences

Complaints

We are committed to providing a high standard of service to our customers.

However, if you think we have failed to provide a satisfactory service, you should make use of our complaints procedure, which is designed to resolve complaints as quickly and efficiently as possible. Full details of our complaints procedure are contained in the complaints section of your Tenants Handbook.


Emergencies

If you smell gas

Open the doors and windows to get rid of the gas

Check to see if the gas has been left on unlit, or a pilot has gone out. If so turn the appliance off, and do not try to relight it until all smell of gas has been cleared from the property

If the leak cannot be stopped by turning off an appliance, or you are uncertain whether it has been stopped, turn the main gas supply off at the meter and phone the gas emergency service immediately - the number is on page 1 of this book.

Do not turn any electrical switches on or off. Do not use door bell

Do not smoke

Do not use matches or naked fl ames

Loss of electricity

If neighbours are also affected, call your electricity company (the number will be on your electricity bill). Otherwise, see advice on page 66

If the problem persists after following the advice on page 66, call our repairs service. If our offi ce is closed, use the emergency number

15TÚATH HOUSING | REPAIRS HANDBOOK

Fire

Dial 999. Get everyone out and do not go back for any reason

Close all doors and windows

Warn your neighbours if any of them might be in danger

Burst or leaking pipe

Turn the water off at the mains

If electrics are affected, turn off the electricity at the consumer unit. See page 66 for more advice

Call our repairs service. If our offi ce is closed, use the emergency number


Help in Describing What is Affected

BATH/BASIN Bath/basin water leaking

Are the electrics affected?

Where is the leak? (bath or basin).

What is affected? (waste pipe/trap, supply pipe or tap).

If the pipework is affected, is it the hot or cold supply pipe, or the waste trap?

If the water is near electrics, do not touch. Turn the electricity off at the consumer unit main switch.

Stop the leak causing more damage.

Bath/basin blocked

What is blocked? (bath or basin). What caused the blockage?

Can you clear the blockage yourself? See Helpful Tips page 70.

Bath/basin damaged/broken

What is damaged? (bath or basin). What is the affected part made from? (metal, plastic or china etc).

If a bath panel is affected, which panel (side or end panel) and what is it made from (hardboard or plastic)?

Does it need to be replaced or refi xed?

Bath panel loose

Which bath panel is affected? (side or end panel).

What is it made from? (hardboard or plastic

Damaged wall tiles

Where are the tiles?

Are they loose, broken or damaged? How many are affected?

What size and colour are they? How did it happen?

Seal damaged around the bath

Seal damaged around the basin


WALL TILES OR SPLASHBACK

WALL TILES OR SPLASHBACK

SEAL

PLUG TO WASTE TRAP AND PIPE

SIDE PANEL

END PANEL

WASTE CONTROL PULL

SEAL

OVERFLOW

PEDESTAL

POP UP WASTE PLUG

Bath

Basins


BATH DRIPPING/BASIN/SHOWER

Bath tap

What type of tap is it? (see diagrams opposite).

Basin tap


Basin

Are the brackets loose or broken?

Is the basin loose on its brackets?

Is the pedestal broken?

Tap

Bath or basin tap?


Shower hose

How did it happen?

Shower head

How did it happen?


STANDARD PILLAR TAP

LEVER TAP

MIXER TAP

BIB TAP

SUPATAP

HIGH NECK PILLAR TAP

MODERN PILLAR TAP

Bath/shower mixer tap

Taps

SHOWER HEAD

SHOWER HOSE


SHOWER

Seal damaged around the shower tray

Shower tray broken

What is it made of? (ceramic or plastic).

Shower not working

What type of shower is it? (e.g. electric, over the bath).

What is happening? (no water, or only hot or cold water).

Do you have hot water elsewhere in your home?

Can you see a make or model number on the shower?

If it is your own shower, this is your responsibility.

If it is electric, has the switch tripped? See Helpful Tips page 67.

Shower blocked

What is causing the blockage?

If limescale is the problem, use descaler fluid.

Shower switch broken

Damaged wall tiles

Are the tiles loose, broken or damaged?

How many are affected?

What size and colour are they? How did it happen?

Cubicle door not working

Is it broken or stuck?

Shower tray leaking

Is the seal around the shower tray damaged?


Shower

SHOWER HEAD

SHOWER CONTROLS

SHOWER ARM

HOSE

TRAY

SEAL

WASTE


WC/Toilet

WC leaking

Where is the leak? (pan, cistern, overflow, supply, flush or waste pipe or pipe joint. See diagram opposite)

If the leak is from the cistern, is it a high or low level cistern?

Is the affected part loose, cracked or broken?

Is it your only WC?

Is it a coloured WC or white?

Try to stop the leak and any damage it is causing. If serious, turn off water at the stopcock and the gate valves from cold water tank.

WC will not flush

Is the mechanism moving properly? (handle, button, chain)

You can use a bucket of cold water to flush until the problem is fixed

Overflow running

Does the overflow run outside?

Is the cistern flushing?

Is the float working?

Is the overflow running continuously?

As a temporary solution, tie the float in the up position, thus closing the ball valve. See Helpful Tips page 71.

WC loose

Is the pan loose?

Is the cistern loose?

WC blocked

What caused the blockage?

Try unblocking it yourself by removing excess water into a bowl, and using a toilet brush or plunger. See Helpful Tips page 71.

Soil stack blocked

Do you live in a house or flat?

If a flat, which floor are you?

Is your WC causing the blockage?


WC/Toilet

OVERFLOW

SOIL PIPE

SOIL PIPE JOINT

FLUSH PIPE

CISTERN

PAN


WATER

Burst pipe

Are electrics affected by water?

Is it inside or outside the building?

Are the pipes frozen?

If water is near electrical fittings, turn off the electricity at consumer unit main switch.

See Helpful Tips page 64.

Water leaking

Is a pipe, tank or cylinder leaking?

Are electrics affected?

Can you stop the leak or isolate it? Try to catch water in a bowl or bucket.


Banging pipes/water hammer

How often is it happening?

Adjust the main stopcock where water comes into your home.

No cold water

Is there cold water at the kitchen sink? Are the pipes frozen?

Are the neighbours affected?

Make sure taps are turned off, even though no water is coming through.

Storage tank overflow running

Is the overflow running outside?



Water system

COLD WATERSTORAGE TANK

BOILER (SEE PAGE 27)

RISING MAIN

HOT WATER CYLINDER(SEE PAGE 27)

OVERFLOWS

COLD WATER

HOT WATER


HOT WATER

No hot water

What heats the water? (gas, electric, oil or solid fuel)

If it is electric, are other electrical facilities working?

Are the heating controls set correctly? Is the room heating still working?

Do you have alternative source of hot water? (immersion heater or gas heater etc)

Do you have a hot water cylinder?

If it is gas, check the time clock controller is set for hot water and the timer is set correctly.

If it is electric, is there a power cut?

If it is a coin or credit meter, has it run out of credit?

Water temperature

Is the water too hot or too cold?

Adjust the thermostat on the cylinder e.g. set it to 55 - 60ºC


Hot water cylinder

Gas boiler

TOP ENTRY IMMERSIONHEATER (ELECTRIC)

FLUE

PILOT LIGHT

GATE VALVE

CYLINDERTHERMOSTAT

BOTTOM ENTRYIMMERSION HEATER

(ELECTRIC)DRAIN OFF VALVE

CYLINDER USUALLY HASINSULATION JACKET OR

FOAM INSULATION

IGNITION LIGHT BOILER THERMOSTAT

TIME CLOCK


EXTERNAL/INTERNAL DOORS

Door jammed

Is it the front or rear door?

What is the door made of? (wood, metal or plastic etc)

Is the door jammed open or closed?

Can you still get in and out of your home?

Door frame damaged/rotten

Is the door or frame affected? Is it the front or rear door?

What is the door made of? (wood, metal or plastic etc)

What is wrong with it? (damaged or rotten)

Is your home insecure as a result of this problem?

Threshold rotten/needs repair

What is it made from? (wood, metal etc)

What is wrong with it? (rotten, broken etc)

Weatherboard rotten/broken

What type of door is it?

What is it made from? (wood, metal or plastic)

What is wrong with it? (rotten, broken etc)

Glass damaged

What type of door is it? What is it made from?

If it is fully glazed, which panel(s) is damaged?

Is it your own door or a communal one?

Is it the front or rear door? Is it single or double glazed?

What type of glass is it? (clear, wired or obscure)

Is your home secure?

Draught coming around door

Where is the draught coming from?

(between the wall and frame, around the door or under the door)

Is there any draught proofing around the door?

Rain coming in under door

Does the door have a weatherboard? See diagram opposite.


External door

DOOR CLOSER

BOTTOM RAIL

PANELS

LETTER PLATE

GLASS PANEL

DOOR STILE

TOP RAIL

WEATHERBOARD

FRAME

THRESHOLD


LOCKS AND LATCHES

Door lock not working

What type of lock is it? See diagrams opposite

What is wrong with the lock? (lever handle faulty, spring worn out, lock not fitting into the keep etc) See diagrams opposite.

Which door is affected?

What is the door made of? (wood, metal or plastic)


Your own locks are your responsibility.

Keys lost/locked out

Are you locked out of your home? What type of lock is it?

See diagrams opposite.

Where is the door? (front, rear, patio or store)

This is usually your responsibility.

Door fittings missing/not working

What fitting is it? (letterplate, handle, chain, door viewer, house numbers etc)

Is the door not closing properly? Is your home insecure?

Your own fittings are your responsibility.

Door sticking/jamming

Where is the door?

What type of door is it? See diagrams opposite.

What appears to be the problem?

Door damaged

Where is the door?

What type of door is it? See diagrams opposite.


How did it happen?

Door latch defective

What type of latch fitting is it? See diagrams opposite.

Where is the door?

What is wrong with it?

How did it happen?


Locks and latches

Rim night latch - Yale or similar

Mortice sash lock

Perko door closer Outside door pull

LATCH

DEADLOCKING CYLINDER

HOLD OPEN CATCH

AUTOMATIC LATCH BOLT

LEVER

LEVER HANDLE

LATCH

KEEP

KEEP

DEADLOCK

BARREL CYLINDER

ANCHOR PLATE(FITS TO DOOR FRAME)

CYLINDER PLATE(FITS TO DOOR EDGE)

SPRING IN CYLINDER


WINDOWS

Glass damaged

Is it single or double glazed?

Where is the window? (which floor of the building, a communal window or one in your home)

What type of glass is it? (clear, wired, or obscure)

What is the window frame made of? (wood, metal or plastic)


Window frame jammed

What is the frame made of? (wood, metal, or plastic)

What type of window is it? (sash, casement, pivot or tilt window etc) See diagrams opposite.

What is causing the problem? (rotten wood, hinges or sash cord broken etc) See diagrams opposite.


Window fittings defective

What type of window is it? (sash, pivot or tilt window etc) See diagrams opposite.

What is the frame made of? (wood, metal or plastic)

What part is defective? (stay, catch, fastener, lock or lift etc) See diagrams opposite.



Windows

Sash window

Casement window

FASTENER

STAY

STAY

TRICKLE VENT

WINDOW CILL

SASH CORDS

FASTENER

WEIGHTS


KITCHEN

Damaged cupboard

Which unit is affected? (a corner unit, floor or wall unit, with single or double doors)

What part is faulty? See diagram opposite.

In what way is it damaged?

Do you think it can be repaired or will it need to be replaced?

What is it made of? (wood, plastic or metal etc)

What colour and size is it?

Doors and shelves

What part of the door is broken? (panel, handle, hinge)

Is the shelf in the kitchen unit loose or broken?

Is the shelf in the wall or the floor unit?

Damaged drawer

Is the drawer broken or sticking?

Worktop damaged

Is the worktop loose or broken?

How did the damage occur?

Damaged wall tiles

Where are the tiles?

Are they broken, loose or missing?


What size and colour are they?


Kitchen

PLINTH

LARDER UNIT

SEAL WALL UNITS

EXTRACT FAN

WORKTOP

FLOOR UNITCOOKER SWITCH

DRAWER RUNNER


SINK

Washing machine/dishwasher blocked

Do you know what caused the blockage?

Waste trap leaking

What type of waste trap is it?

Is it leaking from the joint?

Sink unit leaking

Where is the leak coming from? (pipe, tap or waste pipe/trap? See diagram opposite.

What is it made of (plastic, copper)?

Try to stop the leak causing more damage.

Sink blocked

Are other outlets affected?

Is the washing machine blocked?

What caused the blockage?

Seal damaged around sink

Sink tap dripping

What type of tap is it? See diagrams page 19.

Sink top

Is the sink top loose or broken? Is the entire sink unit damaged?

Tap loose

What type of tap is it? See diagrams page 19.


Washing machine/dishwasher

WASHING MACHINEWASTE TRAP

SINK TOP

SINK WASTE TRAP

WASHING MACHINESUPPLY

TAPS


GAS/ELECTRICAL HEATING

Central heating boiler faulty

Is it your only source of heat?

Do you have hot water?

Can you see the manufacturer’s name and what model it is?

If it is electric, check that the power is still on, and that the meter is still in credit.

If it is gas, check that the pilot light is on.

Check that the boiler thermostat and the room thermostat are set correctly. See diagram opposite. Check that the clock or digital timer is set correctly. See Helpful Tips page 68.

Communal heating faulty

Is this your only source of heat?

Is there any hot water?

Check that the room thermostat is set correctly.

Are other flats affected?

If you have a warden or caretaker, contact them.


Gas boiler

Central heating pump

Heating controls

FLUE

PILOT LIGHT

SWITCHED ELECTRIC

POWER SUPPLY

IGNITION LIGHT BOILER THERMOSTAT

TIME CLOCK

TEMPERATURE DIAL

Digital programmer Clock programmer Room thermostat


GAS/ELECTRICAL HEATING

Radiator leaking

Where is the leak coming from? (Valve, pipe joint, radiator panel) See diagrams opposite.

Try to stop the leak causing damage. Turn the radiator valve off.

Fumes in room

What is causing fumes?

Has the flue been cleaned recently?

If the heating system is the cause, can you see a manufacturer’s name and the model?

If it is a gas leak, do not smoke, use matches, or turn electrical switches on or off. Open windows. Follow the emergency action outlined on page 14. Turn off any appliances that are causing fumes.

Storage heater defective

How many heaters are affected?

Where are they?


Can you see a manufacturer’s name and model number?

Make sure the heater is turned on at socket. Check the thermostat is set correctly. See Helpful Tips page 69

Radiant/convector heater faulty


Can you see a manufacturer’s name and model?

Check the thermostat is set correctly. Your own appliances are your responsibility.

Radiator not heating up

Is the thermostatic valve turned up enough?

How many radiators are affected?

Is the radiator warm at the bottom and cold at the top?

Have you tried bleeding radiator(s) affected?

Do you have hot water?

Try bleeding the radiator. See Helpful Tips page 65.


Heaters and radiators

Radiator valves

Storage heater with convector

pre-set balancing valve radiator valve

Wall mounted convector heater

Wall mounted convector heater

OFF-PEAK SUPPLYFOR STORAGE HEATER

SUPPLY FORCONVECTOR

PRE-SETBALANCING VALVE RADIATOR VALVE


ELECTRICAL

Extract fan faulty

Where is the fan?

What type of fan is it?

Is the fan switched on at the switch and on the pull switch if it has one?

No power at all

Is yours the only property affected?

If you have a coin or credit meter, check that it has credit on it.

Has a trip switch been activated or a fuse blown on the consumer unit?


Electrical fitting smoking

What fitting is it? (Light, plug etc)

Where is it located?

Do not touch the fitting.

Turn electricity off at the consumer unit main switch.

Light circuit failed

Are the power sockets working?

How many lights are affected?

Is a light fitting causing the problem? (the pendant, batten holder, wall or ceiling switch etc) See diagrams opposite and page 45.

See if a trip switch is activated or a fuse has blown on the consumer unit. See Helpful Tips page 66.

Has a bulb blown?

Are the power sockets working?

Fluorescent tube not working

What is the problem? (tube flickers, broken etc)

Tenants are responsible for replacement lightbulbs and tubes


Electricity

Electricity meter Electricity consumer unit/fuseboard

ELECTRICITYSUPPLY

MAIN ON/OFF SWITCH

FUSES/CIRCUIT BREAKERS

Trip switch - replaces fuses

in modern consumer units

CEILING SWITCH

SMOKE DETECTOR

LIGHT FITTING

EXTRACT FAN

SOCKETS

WALL SWITCH

CONSUMERUNIT/

FUSEBOARD


ELECTRICAL

Plug socket not working

Are the other power sockets working?

Is it the appliance rather than power socket that is faulty?

Is a trip switch activated or a fuse blown in the consumer unit? See Helpful Tips 69.

Is there no power at all in your home? If so see Helpful Tips page 67.

Appliance not working

Are other power sockets working?

Your own appliance is your responsibility.

Is the power socket rather than the appliance faulty?

Has the fuse blown in the plug?

Is a trip switch activated or a fuse blown in the consumer unit?

Is there no power at all in your home? If so see Helpful Tips page 67.

Smoke detector

Is it battery operated?

What is wrong with the smoke detector?

Where is the smoke detector?

You are responsible for replacing the batteries in smoke detectors.

Try the test button if you can safely do so.

Smoke detectors need to be cleaned. See Helpful Tips page 66.


Plug sockets

Lighting

Smoke detector/smoke alarm

TEST BUTTON

Single plug socket

Ceiling pull switch

Double switchedplug socket

Pendant lamp holder

Cooker control plug socket

Batten lamp holders

plug socket


GARDEN/GATES

Rubbish dumped in garden

What sort of rubbish?

Who put it there?

Is it hazardous?

Your rubbish is your responsibility

Gate broken/rotten

Where is the gate? (front, side or rear) What type of gate is it? (single or double etc) See diagrams opposite.

What is the gate made of? (wood or metal)

Does it need to be replaced or resecured?

Can work be done without you being in?

Gate jamming

What is the gate made of? (wood or metal)

What is causing it to jam? (hinge broken etc.)

TEE HINGE LEDGE

STILEBOTTOM RAIL BOTTOM RAIL

POST

LATCH

BARRELBOLT

LATCH

BRACE

STOP (ONOUTSIDE)

Braced gate Ledged and braced gate

POST

BRACE

REVERSIBLEHINGE

PALISADESOR BOARDS


GATES/FENCES

Gate latch/bolt broken

What type of latch is it?

What is the gate made of? (wood or metal etc)

Gate post rotten/broken

What is the post made from? (wood or concrete etc)

Gate post stop defective

What is the gate post stop made from? (wood or metal etc)

Fence dangerous/broken

Where is the fence? (front, rear or side)

What kind of fence is it? (boarded, chestnut pale, timber palisade, ranch style etc.) See diagrams opposite.

What are the posts and panels made of? (wood or concrete)

Does it need to be replaced or resecured?

Is it your own fence or shared with your neighbour?

How many panels are affected or what is the length of the affected fencing?

Can the work be done without you being in?


EXTERIOR

Brickwork

Is the brickwork cracked?

How large is the crack?

Is the crack below a window?

Is the crack near a downpipe or other water source?

When did the crack appear?

Do you think the crack is growing?

Door and window frame

Is a door and window frame broken?

How did the damage occur?

Render

Is the render cracked?

Has a section of render come off the wall?

Is there a crack in the render around a door or window frame?

Shed

Is a padlock broken or missing?

Is the shed full of rubbish? Who put it there?

Is the shed or bin store broken?

If you supplied the shed you are responsible for the shed and it’s repair and maintenance


Exterior

RENDERCRACKED CILL

PAVING SLABCRACKED

CRACKED BRICKWORK

BRICKWORK LOOSE AND UNSTABLE

COMBINEDWINDOW

ANDDOOR UNIT


GARDEN WALLS

Wall

Is the wall your own or shared with a neighbour?

What is the wall made of? (brick or concrete etc)

What part of the wall is damaged? (pier, coping or pointing etc) See diagrams opposite.

What caused the damage?


PATHS AND STEPS

Paving

Where is the path? (front, rear or side) What type of path is it? (flag, concrete etc) See diagrams opposite.

What is wrong with path? (paving stones/flags are broken or loose etc) Does the gravel path need relaying? Are the paving stones/flags square or rectangular?


Is it hazardous?

If it is dangerous, warn other people

Steps

Where are the steps? (front or rear) What are the steps made of? (concrete, brick, etc) See diagrams opposite.

How many steps are affected? Is it hazardous?




Walls

Half brick wall with projecting pier

Wall with brick coping

Wall with concrete or stone coping

BRICK ONEDGE COPING

CONCRETE COPING

POINTING

TWO COURSEOF TILES


ROOF/CHIMNEY

Tiles/slates

What type of roof is it? (slate, tile etc) If the roof is tiled, which type of tile? (plain or interlocking) See diagram opposite.

Are they missing, broken or loose?

Which part of the roof is affected? See diagrams opposite.

How large is the affected area?

Is the roof leaking?

Does it need a tarpaulin?


If the electrics are affected by water leakage do not touch and turn electricity off at the consumer unit main switch.

If there is a leak, try to stop water causing more damage. See Helpful Tips page 64.


Flat roof

What type of roof is it? (felt, asphalt or lead etc )

How large is the affected area?

Is the roof leaking?


If electrics are affected by a water leak turn off the electricity at the consumer unit main switch.

If there is a leak, try to stop water causing more damage. See Helpful Tips page 64.

Chimney stack

Which part is affected? (stack, pot or flashing etc See diagrams opposite)

Is it damaged, loose or missing?

Is the chimney shared?

Is it dangerous?



Roofs and drains

Pitched roof Chimney stack

GUTTER

STOP END

FASCIA

DOWNPIPE

GAS COWL

FLAUNCHING

LEAD FLASHING

CHIMNEY POT

SLATESPLAIN TILES

INTERLOCKING TILES

RIDGE TILES

GUTTER

SOFFIT BARGEBOARD

FLAT ROOF


GUTTERS AND DRAINS

Manhole cover issue

Where is it?

What is the problem? (loose, broken or missing)

Is the frame damaged? Is it dangerous?


Manhole issue

Where is it located?

Gully cover issue

Where is it?

What is the problem? (loose, broken or missing)

Do you think it can be refixed or does it need to be replaced?

What is it made of?

What size is it?

Gutter issue

Where is the overflow coming from? (gutter, hopper, pipe etc) See diagram opposite

Gully issue

What is blocking the gully?

Try to clear any leaves or other rubbish yourself

Drains issue

What is blocking the drain?

Is the soil pipe blocked?

Guttering/downpipe issue

What is affected? (gutter or downpipe) See diagrams opposite. What is the problem? (guttering or downpipe is blocked, cracked, loose etc)

If it is leaking, can you tell where from? (joint, hopper or pipe etc) See diagram opposite.

What is it made of? (metal, plastic etc)

Can it be refixed or does it need to be replaced?


Gutters, downpipes and drains

OUTLET

GUTTER BRACKET

SOIL PIPE

DOWNPIPE

GULLY

Gully

GUTTER

HOPPER

GRID OR GRATE MANHOLE


EXTERNAL/INTERNAL

Door entry faulty

Has the whole system failed, or is only your home affected?

Is the fault at the entrance or your phone?

Is the door jammed?

If the door is jammed see page 28

Emergency lighting faulty

Which lights are affected?

Is it failing to turn off or not coming on?

Communal lighting faulty

Which lights are affected?

Is it on all the time?

Does it not come on at all?

Rubbish chute faulty

What is wrong? (chute is blocked, broken etc)

Services

Is the fire alarm ringing? Is the CCTV faulty?

Is there a problem with the communal TV aerial?

Is the lift not working?

Contact the management agent if there is one.


External communal facilities

Internal communal facilities

DOOR ENTRY

COMMUNAL LIGHTING

CCTV

FIRE EXTINGUISHER

REFUSE CHUTE

REFUSE BIN


EXTERNAL/INTERNAL STAIRS

Tread

Is it inside your home or a communal staircase?

How many steps are affected?

What are the stairs made of? (wood, concrete etc)

If hazardous, warn other people.

Handrail or balustrade

Is it inside your home or a communal area?

Which part is affected? (handrail, post, individual baluster, bracket etc) See diagram opposite.

Can it be refixed or does it need to be replaced?

If it is a communal area please contact the management agent if there is one.


Stairs

CLOSEDBALUSTRADE

BALUSTER

RISER

NOSING

TREAD

STAIR STRING

HANDRAIL ON BALUSTRADE

NEWEL POST

HANDRAILON BRACKETS


WALLS AND FLOORS

Floorboard

Is it inside your home or a communal area?

What is the area/how many floorboards are affected?

If hazardous, warn other people.

Plaster

Is there a crack in the plaster or is a patch damaged?

Where is the damage? (wall, ceiling, coving, around door or window frame?)

How large is the affected area? How did it happen?

Skirting board

Is the skirting board broken or loose?

If broken, is the wood crumbling or rotting?

Vermin

Have you seen a mouse or droppings?

Infestations are usually your responsibility

Floor tiles

Are the tiles loose, broken or missing?

What type of tile is it? (ceramic, quarry, vinyl)

What size is the affected area?


Walls and fl oors

SKIRTING

FLOORBOARDS

MOUSE HOLE

PLASTERWORK

CORNICE/COVING

PLASTERBOARD


Helpful tips

Looking after your home

You are responsible for keeping the inside of your home in good condition. It is best to carry out small tasks and checks to prevent future problems such as:

Wipe down all windows affected by condensation and if any mould has formed clean it off using a wash of diluted bleach, or a proprietary product available from DIY shops. See Condensation below.

Limescale can be removed from baths, sinks, shower heads, and taps with descaler.

Blockages in kitchen sink waste pipes can be prevented by fl ushing through using a drain clearing product.

Outside gullies should be kept clear of leaves and other debris so that water drains away easily.

Make sure you know where the main stopcock is, and check that you can turn it off. Also, be sure to know how to turn off your electricity and gas supply in an emergency. If you do not, ask any of our staff or contractors.

In the Autumn you should check the following list of items and notify us of any problems. We can then repair them before they get worse and cause you any inconvenience:

If you use an open fi re have you swept the chimney?

Are all your heating controls set correctly?

Are there any tiles or slates missing or broken on your roof?

Are there any leaks or blockages from gutters, downpipes or drains?

Energy Performance Certifi cates (EPCs)/BER Certifi cates

EPCs/BER certifi cates are provided on all new tenancies. The certifi cate carries an energy audit on your home, and recommendations on how to make it more energy effi cient. It gives your home a standard energy and carbon emission effi ciency grade from A to G, where A is the most effi cient and with the average to date being D. It also tells you the potential rating your home could achieve if the recommended changes were carried out.


You can also take action to save energy in the home.

Use low energy lightbulbs

Switch electrical appliances off when not in use: don’t put them on standby

Look for ‘Energy Saving Recommended’ ratings when buying appliances

Use lower temperatures for washing

Make sure the dishwasher or washing machine is full before you switch it on

Set room heating to 18 degrees C

Draught proofi ng

Condensation

What is condensation?

Condensation occurs when moist air reaches a cold surface This moisture is usually caused by steam from cooking, washing, bathing, drying clothes etc.

Why is condensation a problem?

If unchecked, condensation can damage your clothes, bedding and decoration by causing mould growth or dampness

How can I reduce condensation?

1. Make sure kitchens and bathrooms are properly ventilated after cooking, washing, bathing etc. by opening a window or using an extractor fan (if you have one).

2. Close kitchen and bathroom doors to prevent steam spreading through your home.

3. Dry clothes outside if possible (except on balconies).

4. Use the central heating system in your home to maintain a constant temperature. This will reduce cold areas where steam can accumulate to cause condensation.

5. Do not use paraffi n or bottled gas heaters as these contribute to the problems of condensation.

However it is also worth checking the following:

Ensure that the electrical power to all extract fans is on. If your extract fans do not have run-on timers, then you should leave the fan running on for approx. 10-15 minutes after a shower or bath.

Ensure that your extract fan (cooker hood) in the kitchen is running during any cooking, especially when boiling water (food) on the cooker and you should leave the fan running on for approx. 10-15 minutes after cooking.


Do not dry clothes inside; for example on radiators or in front of any heaters. Clothes must only be dried outside, if possible (except on balconies). If you have a tumble-drier then it should be used for drying clothes.

A lot of moisture can be generated by the human body overnight, hence condensation on bedrooms windows in the morning. Tenants should open their windows when they get out of bed until the time they leave the dwelling.

They should also try to leave windows slightly open when they are in the dwelling.

You must ensure that all air vents in walls or in window frames are open and not blocked.

You also need to use the heading adequately to reasonably constant temperature.

THE GENERATION OF WATER VAPOUR THAT LEADS TO CONDENSATION OCCURRING IS NOT AS A RESULT OF THE WAY THAT THE BUILDING IS CONSTRUCTED BUT AS A RESULT OF THE WAY IT IS USED.

The flow chart on page 72 will help you diagnose a severe damp problem.

Leaking, burst or frozen pipes

When pipes leak

Place a dish or bowl underneath the leak. Pull back any carpets and lay down newspapers or towels to absorb any dampness.

When pipes burst

Turn off the water at the main stopcock, and any gate valves from the water tank, and switch off any water heaters. Open all taps to drain water from the system.

Can it be isolated?

Some items of equipment may have their own isolation valve (either a gate valve, or a service valve). If not, you may be able to isolate the fault by just turning off a gate valve on a pipe coming out of the cold water tank. This will leave you with some services, even though it might only be cold water at the kitchen tap. You could then temporarily flush toilets using a bucket of cold water.

If electric fittings get wet

DO NOT TOUCH and turn off electricity at the meter.


When ceilings bulge

To prevent the ceiling falling down, place a bucket under the bulge and pierce a small hole to let the water through.

When pipes freeze

Turn off the water at the main stopcock and open the cold taps. It is best to leave the pipes frozen but you may try to thaw the pipe e.g. using hot water bottles or a hair dryer. DO NOT USE A BLOW TORCH. Take care to thaw from one end of the frozen section and not from the middle.

Conserve hot water until the pipes are thawed.

General information

If you go away for a few days in winter, lower the setting on your central heating room thermostat but leave the heating on.

Bleeding a radiator

When to do it

If the top part of a radiator is cold, this is because air is trapped in the system. Bleeding the radiator releases this air and allows hot water to fi ll the whole system.

Do not bleed if

Do not bleed the radiators if you have a combination boiler: this type of boiler will have either a pressure gauge or a low pressure light on the front or underside of the boiler, and you will probably not have a hot water cylinder.

Do not bleed the radiators if you do not feel competent and confi dent to do so.

Before bleeding

If the whole radiator is cold, check that the radiator valve is open. If more than one radiator is cold, the whole heating system may need to be checked by a plumber.

Turn off the heating system before bleeding, otherwise the pump might draw more air into the system.

You will need a special radiator key, available from most DIY and hardware shops. You will also need a rag or cloth and a bucket or bowl.


How to bleed

The bleed valve is the small square nut at the top end of the radiator. Place the key over the valve and hold the cloth around it to catch any water. Gently turn the key anti-clockwise until you hear a hiss - this is the air being released. When water starts to come through, turn the key back clockwise to shut the valve off. DO NOT unscrew the valve completely as the plug will come right out.

Smoke detectors

Smoke detectors need to be cleaned and tested regularly to make sure they will operate effectively.

Most smoke detectors can be cleaned using a soft brush adaptor on the end of a vacuum cleaner. It is important that they should remain free from dust and grease. Care should be taken not to damage any of the internal parts.

Never allow a smoke detector which is run from mains electricity to get wet.

Loss of electric light or power

Warning

Never tamper with the electricity company’s fuse and seals.

If in doubt, contact your landlord.

Turning off electricity

If you need to turn off all electricity (e.g. because of water penetration), use the main ON/OFF switch on the consumer unit

Fuse or trip switch

Modern electric circuits are fitted with a circuit breaker fuse system: if a fault develops, a switch is tripped and the circuit is broken.

When a switch is tripped

Open the cover on the consumer unit to expose the trip switches. The consumer unit is usually next to the electricity meter. Check which switches have tripped to the OFF position and put them back to the ON position. For more detail, refer to any information supplied.


If tripping occurs again

It is probably being caused by a faulty appliance. You need to identify which circuit is affected and which appliance on that circuit is causing a problem.

Which appliance is faulty?

Go around the house noting which set of lights or sockets are not working.

Unplug all appliances on that problem circuit and switch off the immersion heater. Switch the tripped switch to the ON position and plug in the appliances one by one until the trip goes again.

Leave that appliance unplugged. If one of our appliances is at fault, report the repair; otherwise get it fixed yourself by a qualified electrician or service engineer.

What causes it to trip or blow a fuse?

An overloaded circuit

Too many appliances being used at the same time

A faulty or misused appliance

Over filled kettles

Unclean toasters

Cooker rings worn out or cracked

Faulty immersion heaters

Faulty connections on leads to appliances, e.g. hi-fi, TV, etc

Light bulbs blowing

No power at all

The most common cause for no power in your home is a tripped switch or blown fuse. If you have a coin or credit meter, ensure it has enough credit. If neighbours are also affected, contact your electricity supplier, using their website or the number on the bill. If your home is the only one affected, and you have checked the consumer unit, you are sure the bills are paid or the meter has credit, contact your electricity supplier. If they are unable to help, contact us.

Plugs

The socket outlets in your home will take square pin plugs. The plug which you require will have a fuse inside it. Do not overload plug sockets by using multiple plug adaptors.


Controlling your central heating

How to set a digital timer

Check the clock is showing the correct time. If not, put the timer switch to ‘clock’ and adjust the time using the ‘forward’ and ‘reverse’ buttons. Reset the timer switch to ‘auto’. Set the ‘heating’ and ‘hot water’ switches to come on once, twice, or stay on all the time, as you require. During freezing spells, keep the heating on all the time, and turn the thermostat down during the night and if you are out all day.

How to set a clock timer

Turn the clock until it is showing the correct time. Decide when you want the heating to come on and go off and set the pins or arrows for those times Set the timer switch to ‘timer’ or ‘auto’ as appropriate to the unit. During freezing spells, keep the heating on all the time, and turn the thermostat down during the night and if you are out all day.

How to control the temperature

To set the thermostat turn the dial so that the arrow or marker is against the temperature setting you want. A comfortable temperature is between 18ºC and 20ºC.

Storage heaters

Storage heating is designed to take advantage of low-cost, off-peak electricity tariffs, enabling you to keep warm and comfortable at an economical price. This guide will help you make the most of your heating system, showing you the different types of storage heaters, and how to use and control them without wasting energy.

Storage heaters store up heat, using low-cost, off-peak electricity, which is gradually released to keep your home warm throughout the day.

Modern storage heaters are fixed to the wall for stability, although their weight is taken by the floor. The heaters should be wired independently and each one should have a separate on and off switch on the wall next to it.

The switch should be left in the “ON’ position throughout the heating season. The special wiring will ensure the heater only uses cheaper ‘low-rate’ electricity.

Most storage heaters have two controls. They are usually on the top right-hand side of the heater, sometimes under a flap

The input or charge control regulates how much heat is stored. In very cold weather, set it to maximum. When it’s milder, choose a lower setting. You should only need to adjust the input control setting when the outside temperature changes.


The output, room temperature or boost control regulates how much ‘stored’ heat is released by opening and closing the flap behind the front grille. The higher the number you choose, the more the flap opens, giving more heat. For the most economical heating, leave the output control on a low setting during the day (lowest when you are out).Tum it up in the evening or when you come home, if you need more heat. Turn it back to the lowest setting before you go to bed.

Automatic storage heaters are very easy to control, allowing you to pre set the room temperature for each heater.

Adjust the input or charge control for the first few days until your ideal room temperature is found. Once you find the setting that keeps you comfortably warm, you don’t need to change it. The heater will automatically adjust the amount of heat to match your setting.

You can normally leave the output or boost setting at minimum. Turn it up if more heat is required later in the day. Leaving the control on a higher setting will provide automatic boost each day.

You can control storage heaters individually. This means you can choose different heat settings for different rooms. Used correctly, they will provide much cheaper room heating than electric fires or convector heaters.

Combination storage heaters have a built-in convector heater that operates independently on the normal daytime rate. This is useful to provide a ‘top-up’ in very cold weather or at the beginning or end of the heating season when you only need a little heat and your storage heater element is switched off. It is not economical to use as your main source of heat throughout the heating season.

The storage heater input and output controls work in the same way as the manual or automatic storage heaters described earlier. The convector heater on the front of the storage heater has its own controls with a red or orange neon indicator to show it’s on.

Fan-assisted storage heaters use a fan to control the heat output which blows warm air into the room from the bottom of the heater. Some models also have a built-in convector heater that operates independently on the normal daytime rate in the same way as it does on a combination storage heater.

The input or charge control how much heat is stored. In very cold weather set the control to the highest number. When it’s milder, choose a lower setting. You should only need to adjust this setting when the outside temperature changes.

A fan controls the heat output which blows warm air into the room. Some models have a two-speed fan to regulate the release of heat. Use the low setting for normal use and high or boost setting to warm the room.

Some fan-assisted storage heaters have an automatic input control which has an in-built sensor to monitor the air temperature during the charging period.


Once you fi nd the heater setting that keeps you comfortable, you don’t need to change it. The heater will automatically adjust its charge to match your setting.

During the night, when the heater accepts its charge, ensure the boost is switched OFF and reduce the temperature control setting to MINIMUM to enable the core co accept its fi ll input.

If a convector heater is fi tted to a fan-assisted storage heater, the on and off switch and room temperature controls are usually on the right hand side of the heater.

Remember – make the most of the cheaper stored heat. Only use the convector heater when necessary.

Safe use of your storage heating

Never cover the surfaces of the heater or obstruct air grilles

Make sure there is a gap of at least 150mm (6”) between our curtains and the top of the heater.

Clearing a blocked waste pipe

Clearing a sink or bath blockage

Bail out most of the water using a suitable container. Hold a cloth or rag fi rmly over the overfl ow opening, and place a plunger over the drain hole.

Pump the plunger up and down rapidly. Plungers can be obtained from most DIY shops. After clearing the blockage, it is advisable to clean out the waste trap.

Cleaning out a waste trap

First bail out any excess water from the bath, basin, or sink using a jug or bowl. Place a bowl underneath the trap and unscrew the joints to remove the trap. Clean thoroughly and replace the trap, checking that the seals are in place and that all joints are screwed up tightly.

If more than one fi tting is blocked

The problem may be in the soil stack or main drain. This will need to be cleared by one of our contractors. Blockages are usually caused by the build-up of fat, tea leaves, hair, etc. It is advisable to clean wastes with a drain clearing product.


Clearing a blocked WC

Clearing blockages

If the pan is already full, remove most of the water into a suitable container using a jug or bowl. Push the toilet brush or plunger to the bottom of the pan and pump up and down vigorously about 10 times. This creates a vacuum and pressure which may shift the blockage. Check by fl ushing the toilet to see whether the blockage has gone. You may need to repeat the process several times before the toilet fl ushes normally. Do not use plungers with a metal disk, as these may chip or crack the toilet bowl.

Avoiding blockages

Air fresheners that attach to the rim of the toilet pan should not be used.

Blockages are usually caused by unusual objects: nappies, toys, sanitary towels, air fresheners, etc. If such a blockage occurs as a result of one or several of these objects becoming lodged, you may be charged for clearing the blockage.

Overfl ows

To stop an overfl ow

If the toilet cistern is overfl owing try lifting the fl oat to close the ball valve: if this stops the overfl ow, try to tie it up, using a piece of wood and some string, as in the diagram.

You can do the same with a cold water storage tank as a temporary measure.


DampAre there damp patches and black mould on walls and ceiling?

Condensation usually happens in the kitchen or bathroom where hot water makes the atmosphere steamy, but it can affect other rooms as well. Another sign is water running down the inside of windows. See Helpful Tips on page 63.

Flashing around the base of the chimney should keep out damp. When this fails, you may see damp patches around the top of the chimney breast. See page 52.

Is the damp patch on the ceiling?

Is the ceiling immediately below a roof?

The roof may be leaking, especially if the roof is flat. Or a pipe may be leaking in the roof space. A look at the roof may show an obvious problem like missing slates or tiles.

Is the damp patch on the chimney breast?

NO

YES

YES

YES

NO NO

NO

YES


Is the damp patch below a window?

A cracked or damaged window cill may be letting water into the wall.

The cause of the problem may be visible.

There may be a leak from a pipe, especially if the ceiling is below the bathroom. Or there may be a leak from a radiator or water cylinder. Checking the room above the leak may show an obvious cause. If this is another flat, contact us.

If the ceiling is bulging, it might collapse. This can be prevented by making a small hole to let the water out. Put a bucket underneath first!

Is the damp patch on the wall neither below a window nor at ground level?

An overflowing gutter may be broken or just blocked with leaves and other rubbish so that in dry weather nothing seems to be wrong. But when it is raining, there may be water pouring down the wall. The damp problem may also be worse after rain.

Are the damp patches at ground level or on the lower part of the wall?

There may be something piled up against the outside wall which is causing the problem. Or the damp may be caused by rising damp (water being drawn up into the wall from the ground). It may be possible to see peeling wallpaper and discoloured patches on the lower part of the wall on the inside. The floor might also be damp. This will need an inspection.

YES YES

YES

NO NO


Index

Bath/basin

Blocked/damaged . . . . . . . . . . . . . . . .16

Tiles, sealant . . . . . . . . . . . . . . . . . . . . .16

Tap . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19

Leaking . . . . . . . . . . . . . . . . . . . . . . . . . .16

Bath panel . . . . . . . . . . . . . . . . . . . . . . .16

Boiler (central heating) faulty . . . . 38

Chimney . . . . . . . . . . . . . . . . . . . . . . . .52

Cupboard (kitchen) . . . . . . . . . . . . . 34

Door (internal)

Damaged/sticking . . . . . . . . . . . . . . . .28

Latch . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

Door (external)

Draught . . . . . . . . . . . . . . . . . . . . . . . . . .28

Frame damaged/rotten . . . . . . . . . . .28

Glass damaged/broken . . . . . . . . . . .28

Fittings . . . . . . . . . . . . . . . . . . . . . . . . . 30

Jammed . . . . . . . . . . . . . . . . . . . . . . . . 30

Lock . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

Rain coming in . . . . . . . . . . . . . . . . . . .28

Door entry faulty . . . . . . . . . . . . . . . . .28

Downpipe/guttering . . . . . . . . . . . . 54

Drains blocked . . . . . . . . . . . . . . . . . 54

Electrics: none at all. . . . . . . . . . . . . .42

Electrical appliance . . . . . . . . . . . . . 44

Electrical fi tting smoking . . . . . . . . .42

EMERGENCIES . . . . . . . . . . . . . . . . 14

Energy effi ciency . . . . . . . . . . . . . . . .62

Extract fan . . . . . . . . . . . . . . . . . . . . . .42

Fence . . . . . . . . . . . . . . . . . . . . . . . . . . .47

Floors . . . . . . . . . . . . . . . . . . . . . . . . . . 60

Fumes in room . . . . . . . . . . . . . . . . . 40

Gas

Leak . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14

Gate damaged/sticking . . . . . . . . . . 46

Gully

Blocked . . . . . . . . . . . . . . . . . . . . . . . . . .54

Cover . . . . . . . . . . . . . . . . . . . . . . . . . . . .54

Guttering/downpipe faulty . . . . . . . 54

Gutter overfl owing . . . . . . . . . . . . . . 54

Heating

Communal . . . . . . . . . . . . . . . . . . . . . . 38

Radiant/convector heater . . . . . . . . 40

Storage heater . . . . . . . . . . . . . . . . . . 40

Hot water stopped . . . . . . . . . . . . . . .26

Keys lost . . . . . . . . . . . . . . . . . . . . . . . 30


Kitchen

Cupboard . . . . . . . . . . . . . . . . . . . . . . . .34

Drawer . . . . . . . . . . . . . . . . . . . . . . . . . .34

Wall tiles . . . . . . . . . . . . . . . . . . . . . . . . .34

Sink . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

Floor tiles . . . . . . . . . . . . . . . . . . . . . . . 60

Leak

From bath/basin. . . . . . . . . . . . . . . . . .16

From kitchen sink . . . . . . . . . . . . . . . 36

From radiator . . . . . . . . . . . . . . . . . . . . 40

From waste trap (kitchen) . . . . . . . . 36

From WC . . . . . . . . . . . . . . . . . . . . . . . .22

Lighting

Failed . . . . . . . . . . . . . . . . . . . . . . . . . . . .42

Fluorescent tube gone . . . . . . . . . . . .42

Emergency lighting . . . . . . . . . . . . . . .56

Communal lighting . . . . . . . . . . . . . . . .56

Locked out . . . . . . . . . . . . . . . . . . . . . 30

Manhole . . . . . . . . . . . . . . . . . . . . . . . 54

Paths . . . . . . . . . . . . . . . . . . . . . . . . . . 50

Pipes

Banging . . . . . . . . . . . . . . . . . . . . . . . . .24

Burst . . . . . . . . . . . . . . . . . . . . . . . . . . . .24

Plug socket . . . . . . . . . . . . . . . . . . . . 44

Power: none at all . . . . . . . . . . . . . . . .67

Radiator

Leaking . . . . . . . . . . . . . . . . . . . . . . . . . 40

Not heating up . . . . . . . . . . . . . . . . . . 40

Roof . . . . . . . . . . . . . . . . . . . . . . . . . . . .52

Rubbish chute . . . . . . . . . . . . . . . . . . 56

Sealing strip gone

Around basin or bath . . . . . . . . . . . . .18

Around shower . . . . . . . . . . . . . . . . . . .20

Around kitchen sink . . . . . . . . . . . . . 36

Shower

Blocked . . . . . . . . . . . . . . . . . . . . . . . . . .20

Cubicle door . . . . . . . . . . . . . . . . . . . . .20

Hose . . . . . . . . . . . . . . . . . . . . . . . . . . . .20

Not working . . . . . . . . . . . . . . . . . . . . . .20

Seal/tray . . . . . . . . . . . . . . . . . . . . . . . . .20

Switch . . . . . . . . . . . . . . . . . . . . . . . . . . .20

Tiles . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20

Sink (kitchen)

Blocked . . . . . . . . . . . . . . . . . . . . . . . . . .16

Tap . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18

Unit leaking . . . . . . . . . . . . . . . . . . . . . .16

Slates . . . . . . . . . . . . . . . . . . . . . . . . . . .52

Smoke detector . . . . . . . . . . . . . . . . 66

Soil stack blocked . . . . . . . . . . . . . . .22


Splashback/tiles

Around bath/basin . . . . . . . . . . . . . . .16

Around kitchen sink . . . . . . . . . . . . . .16

Around shower . . . . . . . . . . . . . . . . . . .20

Stairs

Handrail/balustrade or spindle loose . . . . . . . . . . . . . . . . . . . . .58

Floorboard loose . . . . . . . . . . . . . . . . 60

Tread loose . . . . . . . . . . . . . . . . . . . . . .58

Tank (storage) overfl owing . . . . . . .24

Tap on basin/bath . . . . . . . . . . . . . . 18

Threshold . . . . . . . . . . . . . . . . . . . . . . .28

Tiles (wall)

Bath/basin . . . . . . . . . . . . . . . . . . . . . . .16

Kitchen sink . . . . . . . . . . . . . . . . . . . . . .34

Shower . . . . . . . . . . . . . . . . . . . . . . . . . .20

TV aerial (communal) . . . . . . . . . . . 56

Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . 60

Wall (garden) . . . . . . . . . . . . . . . . . . . 50

Washing machine . . . . . . . . . . . . . . . 36

Waste blocked (bath/basin) . . . . . 36

Water

Hammer/banging pipes . . . . . . . . . . .24

Leaking . . . . . . . . . . . . . . . . . . . . . . . . . .24

Leaking from bath/basin . . . . . . . . . .18

No cold water . . . . . . . . . . . . . . . . . . . .24

Tank overfl ow running. . . . . . . . . . . . .24

WC

Blocked . . . . . . . . . . . . . . . . . . . . . . . . . .22

Leaking . . . . . . . . . . . . . . . . . . . . . . . . . .22

Flush not working . . . . . . . . . . . . . . . .22

Overfl ow running . . . . . . . . . . . . . . . . .22

Soil stack blocked . . . . . . . . . . . . . . . .22

Window

Frame jammed/sticking . . . . . . . . . . .32

Glass damaged/broken . . . . . . . . . . .32

Fittings . . . . . . . . . . . . . . . . . . . . . . . . . .32

Weatherboard damaged . . . . . . . . . .28

Dublin Office29 Merrion Square North, Dublin 2.

T 01 676 1602F 01 676 1603E [email protected] www.tuathhousing.ie

Cork Office24 Marlboro Street, Cork.

T 021 427 3508F 021 427 3509E [email protected] www.tuathhousing.ie

Opening HoursMonday to Thursday 9am to 5pm and Friday 9am to 4.30pm.

Out of Hours Emergency ServiceT 048 9042 1010

5665 tuath repairs handbook · full details of the repair needed, using this handbook ... kitchen...

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