MORE problems with Baxi Bermuda 552!!! Help

[nems1982]

there is no pass or fail with a cp12 you record what you see and may have to act on this ie turn of or cap of issue notices etc

Sorry steve, i think if the CP12 isn't issued then the tenant can't move in, that is if works detailed aren't carried out. As the CP12 hasn't been filled in properly it doesn't make much difference either way for us. Thanks for letting me know though.
Naomi xx

 

[kirkgas]

Sorry steve, i think if the CP12 isn't issued then the tenant can't move in, that is if works detailed aren't carried out. As the CP12 hasn't been filled in properly it doesn't make much difference either way for us. Thanks for letting me know though.
Naomi xx

a new tenant should be issued with a valid CP12 within 28 days of moving in, although the landlord has a care of duty to ensure it is checked BEFORE the tenant moves, as obviously any problems could endanger the tenant

 

[holls1234]

I think you need to get your facts straight. At no point have we been advised of a shower fitting problem (in fact the shower fittings were all replaced in September 2011 just before you moved in and therefore would have been under guarantee) we have not refused to pay £90 for anything like that.

We are in dispute with BG as they have clearly written on their paperwork that the vent is within 90% of the required size which therefore means it that they should not have issued an 'at risk' notice, but a NCS notice instead.

After being told personally by the BG engineer and then the gas safe engineer doing the CP12 that the vent size was not a risk we decided that the work would not be carried out immediately as we had just spent thousands repairing the damage done by the previous tenant.

People should not be commenting without all the facts!!!!

 

[GasmanxxxR1]

is the vent ducted?

 

[nems1982]

I'm not certain if this is the correct place to be discussing this. This thread was started with the view to getting some advice from professionals. If you wish to discuss the matter further you can speak to the agent about obtaining our contact details.

Just to confirm though, the shower fitting was not new as part of the head was missing, it would constantly fall off the wall fitting and was not only dangerous but impossible for an adult to use. We decided to replace the shower fittting as we were informed by the agent that you were unwilling to spend anymore money at the time. We are not responsible for reporting issues to you and suggest you take that up with the agent.

With regards to the issue with the vent it is by your own admittance to small, we have recieved emails from the landlord that say as much. We are now in possession of 3 'at risk' notices 2 issued by the gentleman who did the service for you in october (which we now have a copy of) and 1 other gentleman who also advised as of the 'at risk' notice.

I would like to advise you at this point that though you may have had a discussion with the engineer that issued the CP12, we were here when the inspection was done and at no point did the engineer look at the vent.

I would now advise that you contact us directly to discuss this matter further.

Naomi

 

[nems1982]

is the vent ducted?

How would I be able to tell?

 

[holls1234]

It is ok for you to comment and we are not allowed to defend ourselves? I have spoken to the agent who confirmed that he was going to send out a handyman to have a look at the shower, but you said not to bother and you did it yourselves which cost in the region of £10 and he asked you to send the invoice in and that he would pay it (which he has never received)!!

The service done in October is the paperwork that confirms that the vent is within 90% of the required size which makes it not 'at risk' status!!

Also I have been advised today by the heating company that it was you that was abusive to the gas safe engineer who came out to assess the vent for repair as he didn't back up what you were saying.

If you do not want people to reply to threads you should not have been putting loads of details about them on the internet!!!!

 

[holls1234]

Not as far as I am aware, it isn't ducted

 

[nems1982]

That wasn't actually what I was saying, I feel it more appropriate given that you are our landlord that this is discussed in private.
As I said the details were put on here with the view to gaining so advice.

The handyman did come out to us. His name is Adam and he will have a copy of the job as proof that he did come out to quote the job for the agent. We discussed how much the job would cost. I had already been advised by the agent that you were unwilling to spend any money at the time as a result of the discussion with the agent I asked Adam for some advice about what sort of fitting I should buy after which I spent just under £40 on the new fitting for which I still have the receipt.
I can assure you that I was not abuse to the heating engineer. The engineer did not look at the boiler and had no idea what size or type of boiler he was dealing with therefore unqualified at that point to determine whether the vent was too small or not. We were later told by the agent that the company had admitted the vent was too small and offered you a quote for the work. I did not argue with him, the engineer was affronted because I happened to know more about the situation at that point than he did. Not because I am trained but because I bothered to glean all the information before forming an opinion.

I would like to add that responding to this thread in this way is pointless as since it was first posted we have not only had a carbon moxoide leak as a result of the poor ventilation but we have also been without heating for 2 weeks. Perhaps you would like to address those issues in public as well.

Naomi

 

[holls1234]

The carbon monoxide leak was as a result of a broken valve which has since been replaced, and as advised to yourselves by BG it was not to do with the vent, which as I keep stating is within 90% of the requirement which as mentioned in the regulations brought in during 2008 means it is not necessary for an 'at risk' notice to be issued which is why we are making complaints to British Gas.

We understand your worry after the faulty valve, but nobody can help it if a boiler breaks down and we have put a BG policy into place which covers all gas, electrical and plumbing problems with a 24/7 breakdown line for the tenants convenience.

We have never once told the agent that we weren't willing to pay for any faults/breakdowns that may occur and if you are saying that is what he has said then perhaps you should take it up with him, as he is denying it to us.

We have been told that you are only without heating as you refuse to turn the boiler on. I can understand your worry, but BG confirmed that the ventilation wasn't the problem and as previously mentioned we are making a major complaint to BG as they issued the incorrect documents to you.

If you were worried, perhaps getting an independant gas safe engineer to issue you with a report to confirm your opinion that this should be 'at risk' would have been the best option, then you would have had no opposition at all, we would have had the remedial work done immediately and refunded the cost of your report.

But it is too late now isn't it.

 

[GasmanxxxR1]

How would I be able to tell?

Shine a torch down the vent in side or outside. you should not be able to see the floor void, just ducting.

If the vent is venting in to a floor void ie under the house, it needs to be ducted to the vent on the outside of the property

 

[holls1234]

If you would like to discuss this further, please feel free to get my email address from the agent and I will happily discuss what we have been told and what we have said in response.

 

[holls1234]

Shine a torch down the vent in side or outside. you should not be able to see the floor void, just ducting.

If the vent is venting in to a floor void ie under the house, it needs to be ducted to the vent on the outside of the property

The vent is not through the floor it is through the wall in the room with the boiler.

 

[nems1982]

Neither we nor BG said that the valve was the only issue that is your interpretation. The vent is too small and I understand that is why you are arranging for it to be resized now. If you are still under the impression that there is no problem with the vent then why are you having the work done?

We did not have a problem paying for the shower fitting and doing the work as we believed that we would be staying here for at least the next 2 years and felt it was a small price to pay for maintaining a good relationship with you. That is why I have not submitted the receipt to the agent.

The boiler has been isolated and as such we could not turn it on even if we wanted to. Due to the lack of ventilation it has been deemed at risk and a warning label has been fitted to the gas heater in front of the boiler. You may continue to pursue the complaint to BG however you have 3 experts including an independent company telling you that the vent is too small. Surely for the sake of your tenants safety and to ease their concerns it would have been better to pay the £150 and get the work done.
We felt it was unfair of you to ask us to pay for the work to be done and that is why we instructed the agent back in December to look for a new property for us.
We are very sad that we are having to leave the property, but we have been left with very little choice. The house is not safe in its current state and we have our young children to think of.

 

[nems1982]

If you would like to discuss this further, please feel free to get my email address from the agent and I will happily discuss what we have been told and what we have said in response.

We were told today that you had responded to my email were told that it would be sent onto us as yet we have had no reply. If you would like to email me your response I think that would be the best place to start.

Naomi

 

[holls1234]

We actually authorised for the work to be done on the Thursday after the valve was replaced, as that was when the agent told us that you didn't want to turn it back on as were still worried. I think that as it is an open flue back boiler that you haven't understood what happens if the valve breaks. On an open flue boiler the C02 fumes are ommitted into the room where the boiler is which is what set off your alarm, unlike a combi boiler which would ommit the fumes outside.

It isn't our interpretation at all it is what BG and the other engineers have said that it is not 'at risk' and falls within the requirement under the new legislation, however to avoid this ridiculous problem of BG issuing incorrect documentation we decided to make it (the very small amount) bigger which we originally felt as we were told it wasn't a risk would only serve to make the room colder.

We would never have let or expected you to pay for any repair to the shower fitting and had we been asked would have authorised it immediately.

We also NEVER asked you to pay for the replacement vent it was the agent that called asking us to give permission for you to do it as he said you wanted to!!

Also, the agent hasn't mentioned that you are still using him to find a property in fact has given the opposite impression and never mentioned that that is what you wanted to do in December. In fact we haven't heard anything since he asked us for permission for you to do the work in November until Monday 20th February after the valve went when we were only told that BG were coming to fix it the next day.

I think that perhaps you are being told 1 thing and we are being told something completely different.

I do not have any contact details for you to discuss this further.

 

[nems1982]

Please see the message I have sent you through this forum.

Naomi

 

[PlumbBobBob]

just to interject here you can pm each other on here just click on the other's user name and click on private message.

 

[PlumbBobBob]

beat me to it lol

 

[mickeyuk]

The baxi 552 is a range rated boiler so you can adjust its settings in kw from [i think dont quot me]11kw 17kw to 21kw have not worked on this boiler for years. 21kw x 5 =105cm2 17kw = 85cm2