BATHROOM LEAK AND RESULTANT DAMAGES CLAIM

ASSESSMENT

Black Bird Construction was contacted by the client’s insurance company to assess and conduct repair work. An assessment took place at the client’s property in Melkbosstrand, where various items were inspected and a quotation was then generated and accepted by the insurer and client. Below is a breakdown of what transpired during the claim and excerpts of the assessor’s findings have been included as a means to explain the various building work required to repair the damages. The scope of work has also been included along with photos of the damages before and after the repairs were completed. We hope you enjoy the post and if you would like to learn more about Black Bird Construction please feel free to contact us.

 

 

REPORT

Leak Detection:
After carrying out correlation tests in unit, no audible leaks could be located on any of the water pipes at the time of tests. However, damp was found in the neighbour’s flatlet bathroom below the client’s bath area and we suspect that the bath trap/waste line to be leaking. I recommend the bath be opened from inside the bathroom, the bath trap be exposed and the necessary repairs carried out.

Water-based damages were also found along the bedroom wall also affecting the unit below and we suspect a hot water cylinder overflow to be leaking in the roof as the damp is in line with the overflow and leaking in the wall where it runs from inside the roof to the exterior. It is recommended that this be repaired as soon as possible to prevent further damages.
 
I also found the bath and basin waste pipes to be leaking on the 90-degree bends where they run from the bathroom through the bedroom and to the exterior wall. When the tap is opened and water is running out, it is obvious that water is running down the wall. The wall would need to be opened up from the outside, the 50mm waste pipes exposed and the necessary repairs carried out.
 
 
Repairs:
Bathtub: As per the above report, it is hard to know for certain what the exact cause is affecting the pipework running underneath the bathtub. The only way to determine the exact issue is to gain access to the area and identify the problem. If we proceed with this work the repair work will include the retiling of the bathtub. I feel we could get away with only tiling the tub by using a mosaic that ties in with the current design/colour scheme of the bathroom. This, however, is not a guarantee and the need to remove additional tiles may arise. 
Other damages stemming from this problematic pipework is the neighbour’s ceiling. This has been affected by the moisture and will need to be repainted once being allowed to dry thoroughly.
 
Overflow pipework: The water bleeding from the pipes and onto the wall is causing a significant amount of damages to the wall. These damages, as you will see in the photos attached have been going on for some time. This is obvious by looking at the degree of blistering and effervescence that has formed along the surface of the wall. These plumbing issues must be attended to in order to prevent further damages from occurring. Only then can the walls be repaired.
 
Waste pipes: As with the overflow pipes these too are damages that have developed over a fair amount of time – view photos attached. As with the above, this too should be repaired as soon as possible to prevent any further damages from occurring. 
 
Both sets of damages caused to the walls will need to be repaired by scraping off the affected paint, the walls then need to be prepped and finally painted multiple times with high-quality paint from corner to corner. This will ensure a good, high-quality finish.  
 
 

 

SCOPE OF WORKS

BELOW IS A BREAKDOWN OF THE REPAIR WORK CONDUCTED TO THE RESULTANT DAMAGES AT THE AFFECTED PROPERTY:

Plumbing works (Waste pipe repairs):
  • Prep site thoroughly by covering all surrounding tiles and sanitary ware.
  • Bathtub enclosure to be opened from inside the bathroom.
  • Once an access point has been created, the bathtub trap exposed all necessary repairs will be conducted.
  • Supply all required materials.
  • All labour included.
Plumbing works (Burst pipe repairs and establishment of new supply line):
  • Create opening in slab.
  • Access affected water supply pipework.
  • Remove affected pipes.
  • Terminate supply.
  • Establish new supply via the kitchen/bedroom common wall.
  • Supply all required materials.
  • All labour included.
Brickwork and plastering:
  • Supply all required materials.
  • Brick up and apply smooth plaster to affected area.
  • Fill newly built plinth with concrete.
  • Create base above brickwork.
  • Plaster all areas.
  • Ensure that the plaster is smoothly applied for tile application.
  • Prep plinth and plasterwork surface for tiling works.
Skimming work:
  • Prep workspace thoroughly.
  • Apply skimming plaster to kitchen/bedroom common wall where chasing has taken place.
  • All materials and labour included.
Paintwork:
  • Prep work area thoroughly.
  • Prep walls thoroughly before paint application.
  • Supply and apply plaster primer coat to cretestone skimwork.
  • Supply and apply high quality washable paint to affected wall.
  • Apply finishing coat to affected wall.
  • NOTE: All paintwork to be applied from corner to corner.
Tiling works:
  • Remove all existing tiles – along the bathtub enclosure.
  • Prep plastering for tiling works using key coat.
  • Supply and fit new tiles to plinth.
  • Tile to match existing.
  • Supply all trims and edgings required to complete the tiling works.
  • Once tiling works have been completed apply grout to tiles.
  • Apply sealer to newly installed tiling works.
Rubble removal and site clearing:
  • Prepare exit way for rubble clearance – flatlet/unit positioned on upper floor.
  • Remove all rubble from site.
  • Ensure that the site is left in a clean and orderly manner before leaving.

 

 

PHOTOS

 

 

CONTACT US

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