In October 2008 the Health & Safety Executive (HSE) issued a safety alert to raise awareness of the potential dangers from certain types of flues connected to gas fired central heating systems in some properties, particularly, but not exclusively, flats and apartments completed since 2000.
Where boilers are located away from external walls, flues are more likely to run through “void areas’; these are commonly-found spaces between walls and ceilings. In such cases when the gas appliance is serviced by the property owner, it can be difficult or sometimes impossible to determine whether the flue has been installed correctly or whether it is in good condition. Where a flue fault exists there is the potential for dangerous levels of carbon monoxide (CO), to be released into the living accommodation.
On 2 December 2010, the HSE issued revised guidance which provides that the property owner has until 31 December 2012 to arrange for inspection hatches to be installed in properties where the flue is concealed within voids and cannot be inspected.
Any gas engineer working on affected systems after 1 January 2013 will advise the home owner that the system is “at risk”, in accordance with the Gas Industry Unsafe Situations Procedure (GIUSP) and with the owners’ permission, they will turn off the gas supply to the boiler so that it cannot be used. Up until 31 December 2012, if a risk assessment does not identify any concerns about its safety, it can be left on. Suitable inspection hatches however will need to be fitted to the ceiling or walls as appropriate by 31 December 2012. Wherever possible it is recommended that inspection hatches are fitted before this date. Further information is available from the Gas Safe Register website: http://www.gassaferegister.co.uk/
How will this affect me?
If your property is less than two years old then you should contact your developer initially. This is because your property may still fall under a developer warranty. If your property is between two and ten years old you may hold a home owner’s warranty. You should contact your warranty provider because you may be covered by them if there are any defects in your flue. For a list of frequently asked questions and answers, please follow the link below.
http://www.gassaferegister.co.uk/advice/flues_in_ceiling_spaces/frequently_asked_questions.aspx
Void Spaces
For many of our leaseholders, their gas flues will run through communal void spaces and in some cases these flues may run through neighbouring properties.
Do I require consent from the freeholder?
Yes, almost certainly, this is because most leases require you to obtain consent from the freeholder prior to commencement of any works within your individual property and certainly within the building common parts. You should contact your TMS Property Manager who will advise of the appropriate consent or licence fee and provide instructions as to how you can proceed with the installation of inspection hatches to your flue accordingly. Failure to seek consent may place you in breach of your lease.
For further information, please visit the websites as detailed below and contact your Property Manager.
www.hse.gov.uk
Contact details for your Property Manager are available on the TMS Team page of our website.