Inaccessible gas meter

[Riley]

Terraced house converted to two flats 1 up 1 down
Both gas meters are in back garden only accessible via downstairs flat.
Upstairs flat only has a combi boiler however it is at the front of the property. From a safety perspective I’d say that AECV would be a minimum here but there is no gas pipe access until it comes up in boiler cupboard at front of property so it seems pointless to fit a valve when it will manage maybe 2 meters of pipework it just seems such an odd scenario that I’m concerned that I’m missing something regs wise can anybody offer any thoughts. Cheers

 

[Harvest Fields]

If they are 2 separate flats why are you fitting an AECV?

 

[Riley]

Because in case of emergency the tenant may have no access to their meter. I’m not fitting an AECV but it seemed a logical starting point mate

 

[Harvest Fields]

Because in case of emergency the tenant may have no access to their meter. I’m not fitting an AECV but it seemed a logical starting point mate

Might be worth talking to the downstairs tenant for access.

 

[Riley]

This is the thing though mate. If it’s a terrace if the downstairs tenant is out or away there is no other way to access the gas meter

 

[Harvest Fields]

Would be easier to fit and external butterfly bolt on the gate and upstairs and downstairs have a key.

 

[Riley]

What gate fella?? It’s a mid terrace no access at either side

 

[Harvest Fields]

What gate fella?? It’s a mid terrace no access at either side

There will be access to the rear somewhere mate. Even if it is walking around the whole row.

 

[Harvest Fields]

What gate fella?? It’s a mid terrace no access at either side

You didn’t say that in the OP mate.

 

[Riley]

Yeah it’s an old 2ft wide path which has been inhabited by heathland. You’d never get up it in a month of Sunday’s.

 

[Riley]

You didn’t say that in the OP mate.

Alright mr pedantic😀
I did say just terrace but I did say no access

 

[Harvest Fields]

Yeah it’s an old 2ft wide path which has been inhabited by heathland. You’d never get up it in a month of Sunday’s.

Then yes. I would put an Additional in. But do not forget to label the fact there is an additional fitted.

 

[Riley]

As I said though mate the pipe currently goes up on a riser through the wall at floor level upstairs then runs all the way to the front of the flat. Would we be talking bringing a loop up with an AECV on it then dropping it back down into the floor within property entry regulations

 

[Last Plumber]

As I said though mate the pipe currently goes up on a riser through the wall at floor level upstairs then runs all the way to the front of the flat. Would we be talking bringing a loop up with an AECV on it then dropping it back down into the floor within property entry regulations

That sounds like your only option. Come from below floor up into AECV and test point, then back down again. Label it and label the correct meter with the info too.
Additional elbows, tee and valve along with a couple of foot of tube may effect the pressure drop but that's something you'll need to look at as you know.
I see it a lot in commercial premisses where the pipe drops down to an accessible point and then up again.

 

[Last Plumber]

Or:-
Bring it further up outside then in - AECV & Test point - down through floor??
Might look better and use less fittings.

 

[Riley]

Thanks chaps. I just wanted to make sure that my AECV thought wasn’t missing the issue entirely

 

[ShaunCorbs]

Yep aecv if they only have appliance then re run the supply external

 

[Riley]

Terrace unfortunately so have no choice but under the floor boards

 

[AMGasServices]

Personally I’d install an AECV. Where possible.

However why not install an interlock (that does a gas test too) any leaks gas off.

 

[Riley]

Personally I’d install an AECV. Where possible.

However why not install an interlock (that does a gas test too) any leaks gas off.

Pure and simple mate because I’d be lucky to get LL to pay for an AECV

 

[Harvest Fields]

Pure and simple mate because I’d be lucky to get LL to pay for an AECV

Don’t give them the option.

 

[Riley]

Well now I know their son is an engineer if I play it sensibly o can get him on side

 

[ShaunCorbs]

Well now I know their son is an engineer if I play it sensibly o can get him on side

Get him to fit it 😀

 

[AMGasServices]

Pure and simple mate because I’d be lucky to get LL to pay for an AECV

I was thinking proper belt and braces. I understand what you mean. A lot of landlords hate spending money.

However I say and believe the tenanted property be better than your own house or just as good. Because if they stop paying you you’ve got a problem.

 

[Riley]

Only met very few with that mentality

 

[Scott_D]

Gas rates, meter reading etc will be a challenge
Would the LL arrange for the path to be made useable?

 

[Riley]

Very doubtful it runs behind about 12 houses and it’s all the same all the way along

 

[Last Plumber]

Is this the same property as the one with the spare flu then?

 

[Riley]

Yes flue is downstairs flat gas pipe is upstairs flat

 

[Harvest Fields]

Yes flue is downstairs flat gas pipe is upstairs flat

He owns both?

 

[Riley]

Yes mate

 

[firemant]

TBH, an AECV is REQUIRED in this situation. In my experience, if things are explained properly, LL's will comply. What they dont like is folk making up their own rules - such as zero tolerance for gas escapes, contrary to the procedures. Unfortunately, punters who have been taken advantage of will look upon with suspicion an RGI finding a genuine fault where they have been ignored for years.

If a LL genuinely will not pay for compliance, walk away. Why should you worry about the cost of HIS responsibilities.?

I now work for a LA, and AR situations that have been glossed over for years

 

[Riley]

TBH, an AECV is REQUIRED in this situation. In my experience, if things are explained properly, LL's will comply. What they dont like is folk making up their own rules - such as zero tolerance for gas escapes, contrary to the procedures. Unfortunately, punters who have been taken advantage of will look upon with suspicion an RGI finding a genuine fault where they have been ignored for years.

If a LL genuinely will not pay for compliance, walk away. Why should you worry about the cost of HIS responsibilities.?

I now work for a LA, and AR situations that have been glossed over for years

Yeah I hear ya mate. The LA (who are actually really good) I work for have just taken on a load of properties from an agent that went under and some of the gas stuff is laughably bad been like it for years so I’m having to go through every thing with a fine tooth comb providing solutions. Understandably the LLs are not happy because these things haven’t been picked up for years

 

[firemant]

Yeah I hear ya mate. The LA (who are actually really good) I work for have just taken on a load of properties from an agent that went under and some of the gas stuff is laughably bad been like it for years so I’m having to go through every thing with a fine tooth comb providing solutions. Understandably the LLs are not happy because these things haven’t been picked up for years

]
Okay mate, I slightly missunderstood the setup. I assumed you were SE, which I was - for over 30 years.

 

[Riley]

Oh I am SE mate but I’ve had a regular letting agent I look after for a good long while

 

[Burger]

Just my thought on it, correct me if I’m wrong. Surely you can show LL the unsafe situations procedure regarding access for ECVs and AECV?