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Washing machine leak caused laminate floor damage how to replace ..?

15 replies

NeatTaupeShaker · 29/02/2024 00:27

Its actually keeping me awake with stress!

My landlord told me the flat below has said that water was coming through their ceiling and told me to check my floor.

I couldn't see anything but when I pulled the washing machine out and I can see that there has been a slow leak.

The flooring has warped around the washing machine and a bit further down. It was actually hard to get the washing machine out.

I'm fully prepared to pay for damages and replacing the new floor. But how do I do this?

Do I take off all of the flooring 1st and let it dry out before paying for someone to fit new vinyl? Or do they take it out and fit it the same day?

I can't put my new washing machine in until the new flooring is in so I am needing to get this done urgently.

I also feel very guilty and scared that I will get evicted, I am in temporary accommodation and I'm pregnant, due in 3 weeks!

I feel buzzing with anxiety and haven't slept properly in 2 days, I don't know whats wrong with me.

OP posts:
Hairdyemistake · 29/02/2024 01:01

I had a leak from a tap that wasn't obvious because the tap wasn't fixed into the sink it was loose in the hole (or the water would have just gone down the sink) and the water was dripping down the pipe onto the floor and going under the lino. Not so bad as yours, the flat downstairs didn't have any problems but I had mushrooms growing on the bathroom skirting!

LL sent workmen who took up half the bathroom floor and half the kitchen floor (the adjacent room) including the under layers of whatever (wood? large boards) etc. They replaced everything same day including the lino, having removed anything that was wet.

I wouldn't try to remove things yourself, you don't know what you're doing or what to remove and they can do it in half the time.

If water is coming through downstairs you might have to replace some of their ceiling too or at least repaint over the stain.

If you've got tenant's insurance it should be covered by that, so inform them before calling anyone out. They may have preferred companies they use or want you to get several quotes for the work.

If you're paying for it out of your own pocket you can call whoever you want. Keep receipts etc as proof and maybe take pics too, so LL can't keep back some of your deposit for damages when your tenancy ends.

If you can't afford the repairs and have no insurance then the LL will have to fix it but they'll keep your deposit at the end of tenancy. I don't know if they'll sue you for extra if the deposit doesn't cover the repair, probably depends if they think you have any money or not.

Before leaving the LL to suck it up, check if it's a condition of your tenancy to have insurance, because if I is and you haven't got it, then you're in breach of contract so the LL could terminate your tenancy.

Edit: oh wait, what, I just noticed you're in temporary accommodation so off the council then, for homeless? Check your contact, it wouldn't usually state you have to have insurance, so leave it to the council to sort it out. If the leak has stopped and your water is back on then it's not a priority. Wait for the floor to dry out enough to get your washing machine back under there. If the council want to fix it (they may not), they might leave it until after you leave. You won't be evicted for this. It's almost impossible to evict a council tenant. It's usually breaking the contract in a bad way due to abandoning the property (subletting it etc) or prolonged antisocial behaviour (although you've less protection there with temporary accommodation) or being convicted of a crime. So don't panic. Things like this happen all the time. You can't fix this if your homeless, I doubt you have the money.

Bringonthesunforthewashing · 29/02/2024 01:05

Escape of water, buildings insurance, LL responsibility not yours.

Washing machine your responsibility

Hairdyemistake · 29/02/2024 01:15

Also worth noting for future OP, social housing they usually don't like you doing things to the property.

Some have clauses in the tenancy that if you do something then it becomes your responsibility to maintain, eg if you fitted a kitchen or replaced the front door, they'd expect you to maintain it forever more. Every fault would be yours to repair from your own pocket or insurance.

If they replace/fix whatever it is with their workmen, it's theirs to maintain. If they say the damage is your fault and they want you to pay (as a one off) for this repair/replacement, they'll work out a payment plan with you if you don't have insurance.

They don't use external companies if they can help it, they have an internal team of workmen on their payroll.

So just call the repair line and report the fault. If you've done that and your water is back on then wait for an appointment letter to come. They won't care that you can't use your washing machine. Either put it back when the floor is dry or if it seems unsafe ( like the washing machine will end up going through the floor!) then handwash your clothes or use a launderette. You can put a clothes airer over the bath to catch drips, use a dehumidifier to suck moisture out of the air, open windows and use a bathroom extraction fan, if no dehumidifier. Or peg out on the line if their is one. If you can afford the heating you can finish it off on the radiators then open the windows to let the damp air out. At least it's coming into spring now. Downstairs flat will contact them about their ceiling repair if necessary

NeatTaupeShaker · 29/02/2024 03:06

Its temporary housing through a landlord. So the landlord rents it to the council then I rent it from the council. It's very similar to private renting though as any issues I have, I have to tell the landlord. I just pay my rent to the council.

The landlord can ask for his property back at any time and I have a non secure tenancy so I don't have the same protections from eviction as a normal private tenant would. I actually dug out my tenancy today to see what it said about damage and read about a non secure tenancy.

OP posts:
NeatTaupeShaker · 29/02/2024 09:27

How do I tell the landlord that I have found what caused the leak? I feel very anxious about it. How do I word it?

OP posts:
Skiphopbump · 29/02/2024 09:37

Tell the landlord that your washing machine caused the leak. Apologise and ask how the landlord would like the issue to be rectified- say you have ordered a new machine and are willing to replace the damaged flooring.

Before you do this are you sure the leak has come from your machine and not the pipe work?

NeatTaupeShaker · 29/02/2024 09:41

I'm not too sure but it looks like it was underneath the front of my washing machine. I had to pull and damage the floor underneath the front side of the washing machine where the wheel adjuster thing is, so I'm assuming it was somehow leaking at the bottom and I never noticed.

I dont know why I feel so ashamed and anxious to tell him. Part of me wants to just replace it without telling him but I know its wrong. I'm not thinking straight atm.

OP posts:
NeatTaupeShaker · 29/02/2024 10:34

How does this sound as a text to send?

Hi, I think I found the source for the leak. I bought a new washing machine yesterday and the fitters couldn't get the old one out they told me that the wood has swollen around the washing machine. I had to pull it out myself and could see water damage underneath the washing machine. I had to damage part of the floor to take the machine out as one of the wooden panels was spongey. I have turned everything that was connected to the machine off. I'm happy to pay for new vinyl flooring in the kitchen as I caused the damaged pulling it out. But I'm unsure if the leak came from the machine or if it was caused by the waste pipe u bend underneath the sink as searching online it says it can be caused by old connectors underneath the sink causing the water to back up into a modern washing machine. The connections of the washing machine were dry, but I dont want to connect a new washing machine and for a leak to happen again.

OP posts:
Hairdyemistake · 29/02/2024 14:07

Don't send that.

Firstly because it sounds like bullshit. Washing machine delivery and installation people couldn't get the machine out but a heavily pregnant woman could? Not believable and why lie anyway? Have you actually bought a new machine or is that another lie? It doesn't matter either way, the LL doesn't need to know any of this.

Don't rush out to get a new machine. Maybe your machine just needs a new door seal or a new hose. Maybe it's legs need adjusting so it sits more evenly on the floor and doesn't rattle around so much that water seeps out of the door or filter. Maybe your filter is blocked and that's why you've had a leak, have you checked it? (Water will come out when you do so have a few towels handy). Is it actually your washing machine anyway or did it come with the property (in which case it's the LL washing machine and their responsibility to fix/replace)?

Don't offer to pay. You rent through the council. You may have to tell the LL about repairs because he may be someone who prefers to do them himself or has a team of his own workmen he uses if he owns multiple properties. It's still the council paying for repairs because you rent from them. So first you need to find out if LL intends to repair the property at this point or will leave it until after you leave (or will just leave it indefinitely if it's not a safety issue, LL doesn't necessarily care too much about the state of properties) and whether you have to pay. Don't go offering it, you may not have to pay. Shit happens, you're not getting evicted for this.

What does your tenancy state about having to/not having to have tenants insurance? If it doesn't mention it then you don't have to have it. Tenants insurance isn't like homeowners insurance. Homeowners insurance is either for contents eg theft, or for buildings. Tenants aren't responsible for buildings eg roof leaks or faulty electrics causing fire. So tenants insurance is for their contents and accidental damage which the LL deems them responsible for, eg football through the window, lost keys necessitating locksmith, and possibly would cover washing machine leaks. If you're this much of a stresshead and can afford it, I suggest you get tenants insurance for the peace of mind, if you haven't already.

You don't need vinyl flooring. If it's spongy you need to replace whatever is underneath as well. It could be a really expensive job. Don't offer to pay. You probably don't have to pay, but if you do you can organize a payment plan with the council. Stop trying to fix something that isn't yet a problem. Wait and see. Your LL is the council, your rental contract is with the council.

This man owns the property, he's not your LL he's the council's LL. He's rented it to the council probably for 5yrs at a time and it's upto the council who they put in there. They'll have an agreement with him to return the property in the same condition he rented it to them, at the end of the 5yrs. My guess is he sounds like he has some get-out clause put in so he can have the property back at any time and the council have made you aware of that in your tenancy agreement. That will be if he needs to sell up or discovers you're running a cannabis farm there or something, not because he's pissed off about a washing machine leaks. He is possibly a builder or trained in building works and likes to do his own repairs. This is normal for professional LL. They often like to keep an eye on their properties and not have any Tom/Dick/Harry working on it.

Yes temporary accommodation is different. That's normal. Not come across your particular situation before. Sounds almost like a lodger agreement, but that's not right unless the LL also lives in the home with you, which doesn't sound like the case. The temporary housing I've come across was assured shorthold tenancy, same as any other regular private rental. What is your tenancy called? There are different types of temporary accommodation, and I'm not God who knows everything. Temporary gives less protection than a council tenancy of a permanent place, which is usually an assured tenancy ie basically ongoing for life, with no end date. But listen to me REGARDLESS OF THE TYPE OF TENANCY, YOURE NOT GETTING EVICTED FOR NEEDING A REPAIR so stop stressing about it.

You rent from the council, your contract is with them, you're being housed under homeless rules. Even if this LL needs the property back to carry out a repair (not going to happen in this circumstance, council tenants with house fires are sent back into the blackened mess to live there and clean up and redecorate themselves, to give you some perspective) the council still have a duty to house you so you'd be put somewhere else, not evicted and left to fend for yourself. Needing a repair doesn't make you a bad tenant. Have you any idea of the undesirables that go through the homeless system? And the way properties can get treated? The damage that can be caused? You're basically a model tenant, so stop fretting.

Just send a text saying you think the leak came from either the washing machine or sink but you're not 100% certain (because that's the truth, yes?) and you can see some damage to the floor which appears to be spongy. That's it. No need for convoluted lies, bowing down before his feet and kissing his boots in apology or offering to pay for it. You need to relax, seriously. And don't be shifting washing machines around when you're pregnant! Take care of yourself and your baby.

NeatTaupeShaker · 29/02/2024 19:46

I did get the washing machine out though.

The installers didn't want to attempt to give it a hard pull as they didn't want to be liable for damaging the floor underneath

OP posts:
dementedpixie · 29/02/2024 19:56

Was it your washing machine in the 1st place?
Do you have insurance?

TheOneWithUnagi · 29/02/2024 20:00

Are you 100% sure the leak has stopped? We had a tiny pinprick leak from a copper pipe that had soaked the floor for months before we realised.
The buildings insurance covers leak detection, they dug everywhere to find it and we only paid for the replacement plastic pipe to be fitted about £250. My point is it's up to the LL and buildings insurance to detect the leak. No point replacing floor etc if it isn't resolved. The fact that the washing machine connections were dry probably means that isn't the cause.
Don't admit liability or agree to pay anything until you know what has caused it.

Also vinyl flooring is 100% waterproof if that's what it is, laminate isn't.

NeatTaupeShaker · 29/02/2024 20:18

I've suggested to replace with vinyl as its better than the laminate that was there. If I do replace and have to pay I know that vinyl would be better for the kitchen.

I did sent the text and he replied that he will send his work man over in the morning to see the connections of the washing machine.

I replied that I haven't connected the new washing machine yet as I'm waiting for ao to collect the old machine tomorrow.

I didnt mention it to him, but I was assuming that I would have to replace the floor before I fit the new machine.

He didn't mention the flooring or my offer to pay, in his message.

I'm not sure what to expect tomorrow. I think he wants to check that the leak isn't from the pipes.

I have also looked under the sink area itself and can see that there are gaps and that no silicone or sealant was used to stop dish water coming through the metal sink edges underneath the cupboard so there is a damp and mould patch there. They have just balanced the metal sink into the units without securing in down.

OP posts:
NeatTaupeShaker · 29/02/2024 20:19

It's my machine. No insurance

OP posts:
dementedpixie · 29/02/2024 20:39

Sounds like shoddy workmanship so I wouldn't be offering to pay for anything. Doesnt sound like the washing machine was the only culprit

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