Geyser Above Ceiling Location Problem

[Sly21C]

Hi

I received keys to my brand new 1 bedroom apartment on Friday. The apartment was built by a developer, I bought it off plan. The problem is that the geyser is located above ceiling level & I was under the impression it was going to be built in a shaft just outside the flat.

The plan that I was shown & the plan on my contract shows a shaft & a circle, which to me indicates a geyser. I will admit that there is nowhere in the contract that the geyser will be in the shaft. The drawing itself doesn't indicate that the geyser will be in the shaft. I basically won't really have a leg to stand on if I go through the court system for example.


I bought the apartment in a sectional title development in Midrand. My room is the second floor, which has the geyser located in the ceiling. The ground floor & first floor apartments' geysers are located in the shaft.

There's an issue already with the temperature of the hot water being boiling hot. So when the plumber had to fix it, he had to get into my apartment, get on the roof from inside my toilet to fix the thermostat. I find that an inconvenience. I prefer the geyser outside so they can fix it without getting inside.

The other reason I don't like geysers above the ceiling is because if the geyser bursts or leaks, it might cause damage to my bedroom & living room furniture. If it bursts in the shaft then there's no issue.

I'm considering having the geyser relocated to the shaft. My question is, is it possible? How much would I have to pay? Will the pipework be adequate or does the plumber have to break something in order to relocate the geyser. I won't mind living the existing geyser where it is at the moment and buying a new one, or the developer buying a new one.

Thanks

 

[Batista]

Congrats!

I was in a similar situation , and when they had to fix my geyser they had to run to the neighbours upstairs and bother them
I think you are over thinking the situation.You are covered in case of geysers leaks and such correct?It should already be covered...

Just leave the geyser where it is, unless you plan to adjust water temp 3-4 times a year.

 

[gregmcc]

I would also leave as is. Sure, there is a possibility of the geyser bursting but its a very slim and your insurance would cover it. Presumably you have household insurance.

 

[ToxicBunny]

Hi

I received keys to my brand new 1 bedroom apartment on Friday. The apartment was built by a developer, I bought it off plan. The problem is that the geyser is located above ceiling level & I was under the impression it was going to be built in a shaft just outside the flat.

The plan that I was shown & the plan on my contract shows a shaft & a circle, which to me indicates a geyser. I will admit that there is nowhere in the contract that the geyser will be in the shaft. The drawing itself doesn't indicate that the geyser will be in the shaft. I basically won't really have a leg to stand on if I go through the court system for example.


I bought the apartment in a sectional title development in Midrand. My room is the second floor, which has the geyser located in the ceiling. The ground floor & first floor apartments' geysers are located in the shaft.

There's an issue already with the temperature of the hot water being boiling hot. So when the plumber had to fix it, he had to get into my apartment, get on the roof from inside my toilet to fix the thermostat. I find that an inconvenience. I prefer the geyser outside so they can fix it without getting inside.

The other reason I don't like geysers above the ceiling is because if the geyser bursts or leaks, it might cause damage to my bedroom & living room furniture. If it bursts in the shaft then there's no issue.

I'm considering having the geyser relocated to the shaft. My question is, is it possible? How much would I have to pay? Will the pipework be adequate or does the plumber have to break something in order to relocate the geyser. I won't mind living the existing geyser where it is at the moment and buying a new one, or the developer buying a new one.

Thanks

You have building cover do you not? Plus its a sectional title...

You are covered for any damages to your belongings if the geyser bursts..

I would leave the geyser as is, and IF it bursts then contemplate getting it moved into the shaft if there is space and the BC allows it.

 

[DMZ]

The ST insurance will only cover fittings in the event of a burst geyser. Make sure that there is an adequate drip tray draining correctly, this is biggest concern with a geyser in the ceiling.

 

[ToxicBunny]

The ST insurance will only cover fittings in the event of a burst geyser. Make sure that there is an adequate drip tray draining correctly, this is biggest concern with a geyser in the ceiling.

If the place was built recently, there legally HAS to be a "drip tray" with sufficient drainage to the properties exterior (at least this is the case in Durban)... so if such a thing doesn't exist then the builder (or the BC not sure) will be liable for all the other damages over and above just the fittings.

 

[Sly21C]

Thanks for all your comments and advice, highly appreciated.

To be honest I'm not exactly sure what the insurance at my complex covers. I'll check it out and get additional insurance if need be. I tend to over think things, so I might over think this too. I think I'll leave it as is, but if it does burst then I'll ask permission to relocate it to the shaft as there is space as far as I can tell.

 

[ToxicBunny]

Thanks for all your comments and advice, highly appreciated.

To be honest I'm not exactly sure what the insurance at my complex covers. I'll check it out and get additional insurance if need be. I tend to over think things, so I might over think this too. I think I'll leave it as is, but if it does burst then I'll ask permission to relocate it to the shaft as there is space as far as I can tell.

Yup, just make sure your insurance and the BC's insurance is up to scratch and then leave it.... no point shelling out the thousands to move it until such time as it has burst...

 

[tRoN]

Hi

I received keys to my brand new 1 bedroom apartment on Friday. The apartment was built by a developer, I bought it off plan. The problem is that the geyser is located above ceiling level & I was under the impression it was going to be built in a shaft just outside the flat.

The plan that I was shown & the plan on my contract shows a shaft & a circle, which to me indicates a geyser. I will admit that there is nowhere in the contract that the geyser will be in the shaft. The drawing itself doesn't indicate that the geyser will be in the shaft. I basically won't really have a leg to stand on if I go through the court system for example.


I bought the apartment in a sectional title development in Midrand. My room is the second floor, which has the geyser located in the ceiling. The ground floor & first floor apartments' geysers are located in the shaft.

There's an issue already with the temperature of the hot water being boiling hot. So when the plumber had to fix it, he had to get into my apartment, get on the roof from inside my toilet to fix the thermostat. I find that an inconvenience. I prefer the geyser outside so they can fix it without getting inside.

The other reason I don't like geysers above the ceiling is because if the geyser bursts or leaks, it might cause damage to my bedroom & living room furniture. If it bursts in the shaft then there's no issue.

I'm considering having the geyser relocated to the shaft. My question is, is it possible? How much would I have to pay? Will the pipework be adequate or does the plumber have to break something in order to relocate the geyser. I won't mind living the existing geyser where it is at the moment and buying a new one, or the developer buying a new one.

Thanks

This is the reason why your room will not be affected when the geyser bursts.

 

[dunkyd]

Will the tray take 150 litres ? What if the water just keeps running when you at work..

 

[HavocXphere]

This is the reason why your room will not be affected when the geyser bursts.

Sometimes...my place flooded despite technically having a pan thing. It seems like they can only catch medium sized leaks not a big leak. Or mine was installed wrong...dunno.

Either way...body corporate insurance ended up covering it and the damage (didn't even know there was insurance )

 

[Shiraz]

Will the tray take 150 litres ? What if the water just keeps running when you at work..

The hole on the front is where the pipe goes that leads outside.... It will drain

 

[HavocXphere]

The hole on the front is where the pipe goes that leads outside.... It will drain

And hope the leak is smaller than the pipe...

 

[Shiraz]

And hope the leak is smaller than the pipe...

It's a 50mm pvc pipe... can flow quit a bit of water..... like previously mentioned -if not enough then that's what insurance is for. It will however drastically minimise the damage

 

[tRoN]

Will the tray take 150 litres ? What if the water just keeps running when you at work..

Well it doesn't leak out 150l instantly and there is a drain pipe.
We've had 3 burst geysers in the ceiling over the years and no damage to ceiling.
Had a slooow pipe leak somewhere else and this damaged ceiling and cupboards by the time it was noticed so go figure.