1. MAIN HEATING NOT WORKING
2. BALCONY DOOR-FRENCH WINDOWS NOT
3. WATER BUILD UP IN FRIDGE
4. WATER PRESSURE
5. BROKEN (FROSTED) MIRROR DOOR ON WARDROBE
REPLACEMENT/COPIES OF FRONT DOOR KEYS
& FAILED DOUBLE GLAZING
APPLIANCES & OTHER USEFUL ITEMS
WINDOWS & CONDENSATION
BUILDING INSURANCE & INSURANCE COVER: PROLONGED UNOCCUPANCY
REPLACING THE BATHROOM LIGHT
WARDROBE DOOR DOES NOT CLOSE
DISPOSAL OF LARGE REFUSE/BULKY WASTE
INTERCOM USER GUIDE
BUILDING INSURANCE AND CONTENTS INSURANCE GUIDELINES
MAIN HEATING NOT WORKING
please find a link to the original ceiling units
brochure and operating guidelines:
The most common issue with the heating is failure of the
thermostat. If this is the case, then it is straight forward to replace,
although please do see the comment below about maintaining the timer
The thermostats are specific to the system the model is
a Microtemp OTN 1999 - and are not cheap. The
original supplier is Strada (details below) who charge around £80
including VAT & shipment (they require a cheque but you can also talk
to them to set up a Pay Pal option online). The manufacturer is OJ Electronics
(01985 213 003) however you cannot order from directly. The following
companies have accounts with them and can order the thermostat on your
(who originally installed the heating panels) tel. 01592 757313
Newey and Eyre. tel. 0207 253
Edmundson Electrical. tel. 01277
(branches nationwide but nearest one is at St Pancras Commercial Centre)
Tel. 0207 424 0957
Thermostat model: 1 x no Microtemp OTN 1999
Room thermostat complete with setback facility. Costs about £80.
Strada Radaint Systems
118 Green Lane
Tel 01332 343 664
Fax 01332 345 214
One resident has replaced their thermostat with a
different model, Warmup Thermostant type WA-XSTAT-V,
and is delighted with the results.
Replacement of thermostat is generally very
straightforward and any electrician can do the work. Jonathan Alvin
recommends MAC Services, Tel:020 7486 9075,firstname.lastname@example.org, they know Ice Wharf and have carried out similar
FAILED CEILING UNITS
If it is one or all of the ceiling elements that has
failed -which has happened in several flats already- then access to the
ceiling void would be required which would make repairs cost prohibitive
for most. You can test whether there is an issue with the ceiling
elements by overriding the thermostat first. Be careful when coming to
this diagnosis as in some instances qualified electricians have come to
the conclusion that ceiling panels needed replacing when they did not!
Contact the electrician Kenny, through Joseph as he has previously been
able to assist residents.
If it is indeed the ceiling elements that have failed and
you do not want to rip open the ceiling, you can replace them with
portable electric panel heaters that can be hard wired into the electrical
supply or plugged into a socket.
Cost and supply are about £250 (although this may depend on the
number of panels being installed and the supplier.) One supplier who has
installed new electrical panels in several flats at Ice Wharf is Buildplan however a recent search indicates that this
company is no longer in business.
BALCONY DOOR-FRENCH WINDOWS NOT
- Send a polaroid to Eddie Lee? at Crittalls and
he sent me replacements (free at that time) which I had fitted by a handy
Crittall Windows Ltd
Tel: +44 1376 324106
- I got a lock which Chadha and Son (no longer in existence so you would
need to find a different company hardware/handyman company) provided and
put on. It's small and has done the job well.
WATER BUILD UP IN FRIDGE
This happens when the drain at the back of the fridge is blocked. You can
either find a very long piece of wire to push down the hole in the back
of the fridge by the bottom shelf or find something to unblock it. Be
careful not to touch the back of the fridge as this could cause more
If you are going away for a long period, the fridge and
freezer need to be emptied and left open as the fridge works best when
the door is frequently opened and closed. This also clears any existing
Replace the plastic/rubber seal: I found a great kitchen
man Chris; he puts new seals on his number 07956376684
Suffering from lack of water pressure? There can be a number of reasons:
1 There is a build up of limescale, etc, in
the taps causing specific taps to have lost water pressure. Solution: Unscrew the tabs,
remove and/or clean the filters (remember to turn the water off before
doing this!!) You can obtain replacement filter (called aerators from
Hansgrohe very cheaply).
2 You have lost water pressure everywhere, to the extend
that if you flush the loo or run water in the kitchen, there no longer is
sufficient water to run a shower.
Solution: Over time the
cartridge on the pressure reducing valve which is situated near the
boiler gets clogged up with limescale and debris. It is not
possible to clean the cartridge. The contractor changes the
cartridge and clears the filters on the taps. Cost as at 2009 around £150
+ VAT. The spare parts are quite expensive.
If you have a general low pressure system
throughout the flat, then it is likely the cartridge.
If it is just in once location, it may be the
filter on the tap. Please see photograph (View Image).
You can remove the filter with a wrench and clean the out the
debris. Do not flush the debris down the sink or basin.
To replace the cartridge, contract Azem
on 07795 964 826 who has fixed this previously.
BROKEN (FROSTED) MIRROR DOOR ON
It is recommended that you replace it with a mirror rather than frosted
glass as it is much cheaper. There are a number of places who will fix
- Caledonian Glass on the Caledonian Road. They remove the wardrobe door,
fix it, then bring it back and re-install the door. Around £145.
- Ray at the Frame Emporium on 020 7387 6039. About £130 per panel,
including installation. About 3 week delivery.
The following suppliers have been used by other residents for floor
repairs or replacements:
Unique Floors. Call Martin on 020 7231 8421 for a quote
Afrim, Mobile 07973 25 66 03, Land line 020
REPLACEMENT/COPIES OF FRONT DOOR KEYS
Allgood is 020 7255 9321
Part = Hansgrohe Regeleinheit 1/2"
17. All Saints Road
London W11 1HE
Tel 020 7221 3550
Cost £89.25. + VAT
This cartridge exchange is a relatively simple operation
We have replaced five shower mixer taps recently. It appears they are
coming to the end of their useful lives. They are cheap plastic shower
mixer taps apparently made in Spain, by a company that does not provide
spare parts. This is why we have had to replace them as they have
developed faults with pressure and temperature regulation
Embassy Plumbing supplies on Edgware Road sell shower mixer taps for £199
-for a similar chrome plastic version, which do have spare parts
available. Other mixer taps can cost up to £350 + vat.
Labour is around £100 + vat to have the mixer tap replaced.
SEALANT AND FAILED DOUBLE GLAZING
Many flats are
now experiencing water ingress from windows where the sealant has failed
through old age. This means the
windows need to be resealed. This is not a major job. However, once the windows are sealed
properly then condensation becomes a problem as the leaky sealant acted
as a de facto trickle vent.
FAILED DOUBLE GLAZING
The Critall double glazing is
starting to fail and is no longer under guarantee. Ice Wharf have tried
to get a preferred supplier but none of the local glaziers have shown
interested. Two recommended local companies are:
Caledonian Glass Bob - 020 7833 2257
Lightfoot Windows 020 7281 1404
Bartletts on Prince of Wales Road
APPLIANCES & OTHER USEFUL MAKES
The original ovens are: Baumatic
BT401SS. Residents have replaced it with a Neff single oven model
B1832, available from John Lewis, Baumatic oven
or AEG Santo C7 18 40-4i. The main thing to take into account when replacing
the oven is the size; there are many models and makes that will fit.
It is possible to replace the hob without having to
replace the surrounding metal Again, the main thing to take into account
is size. The standard John Lewis ceramic hobs tend to be slightly larger
than the existing hobs and will require that the surrounding metal is
cut. Joseph has installed, as well as cut the metal to size, several
The fridge originally installed is no longer being
manufactured. One of the reasons the fridges break down is because they
do not get sufficient ventilation and they overheat. Adding vents to
increase ventilation will help. There are a number of replacement models
that work. Most residents have found replacements online. It is important
to choose a model that is the right size. Below follows a list of fridges
other residents have purchased:
ER 81331 integrated fridge freezer, Type: B256926, Product number: 925 692 702
Serial no: 31100044
Zanussi: ref Z1920/8FF
Knight: FF250IHE 70/30 - About £280 from appliance direct.
As with the fridge, there are a number of models
residents seem satisfied with:
John Lewis: Has
some models that work. The one below was installed by a resident in
Toilet seats: the
toilet seat make is ASTRA by ARMITAGE SHANKS. It can be bought for around
£60 from Travis Perkins who have a branch just behind St Pancras
Cabinets: the original cabinets were supplied by Commodore
Kitchens, Acorn House Gumley Rd. Grays Essex RM20 4XP, Tel 01375 382323. Order the
following: 6mm toughened sandblasted and clear coated glass door with
hinge and handle holes 765high x 498 wide
Fans: these are made by a company called Nuaire and
the model is called Genie. the original cabinets were supplied by Commodore
Kitchens, Acorn House Gumley
LEAKING WINDOWS & CONDENSATION
On many of the Crittall
windows in the complex there are no trickle vents. The result of
this is that in the sort of weather we are now experiencing, sub zero
temperatures, there tends to be a significant build up of condensation on
the metal frame which condensation drips down on to the cill and can cause water damage.
The issue was raised with the Developers in the
course of the freehold negotiations. The window design was within
the Building Regs current at the time of construction. Their advice
was to 'crack' the windows: this means to adjust the closure so that
there is a tiny amount of air coming into the room through more than one
Flat 217 had a serious problem with
condensation. Two vent axias were installed in
the living room: one in the top window at each end of the room. Please
select to see the photo below. This has been successful and has
stopped water collecting on the floor and damaging the parquet.
Other owners have successfully adopted this system however it should be
noted that it does not work when temperatures are very very cold.
If you have bad water damage to the cill, the chances are the cill may
have rotted as it is MDF. When painting the cill,
make sure you use egg shell and not emulsion as the former is oil based
and more water/condensation resistant.
Image of window
with two vent axia: View Image
One resident is using a Crocador Moisture Absorber from Homebase. She reports
that they have helped enormously. Another resident uses a de-humidifier
that makes a huge difference. He recommends that an e-bac de-humidifier
for scoped to deal with at least 100 m2 (about the size of an IW flat). Yet one more resident says they use a 151
interior damp remover. It's cheap and it works. The only downside is that it needs to be
Absorber from Homebase.
e-bac de-humidifier http://www.ebacdirect.com/product.php?productid=32
DEHUMIDIFIER DE HUMIDIFIER www.amazon.co.uk/gp/product/B000X1ERW8/ref=oh_details_o00_s00_i00
Electrical De-humidifier £70 www.screwfix.com
ALTHOUGH THERE IS NO CONCENSUS
AFTER A NUMBER OF YEARS OF TRIAL AND ERROR, THE EBAC DEHUMIDIFYER HAS
COME OUT ON TOP OF ALL RECOMMENDATIONS.
A small number of flat have tiled the area in front of the
main windows/doors. Although this does not resolve the condensation it
does stop the water from getting to the wooden floors/carpets and
provides a not unattractive workaround.
BUILDING INSURANCE & INSURANCE COVER: PROLONGED
For copies of the insurance documentation,
please refer to the owners section of the website. Below follow some
points to be aware off wrt to the insurance
- With regard to unoccupancy,
we do not need to specifically advise Zurich if a single unit
becomes unoccupied, however, should prolonged unoccupancy
be anticipated or significant portions of the building become
unoccupied then it would be prudent to advise insurers. The
important point here is to advise the respective owners of their
obligations should their part of the property become unoccupied, may
I suggest sending them a communication confirming the terms of the
cover, outlined in italic text below. We should not assume that the
owners of the apartments will be familiar with such restrictions as
with this being a commercial policy the terms are a little more
onerous than the average domestic household policy.
4 Unoccupied Buildings
Whenever a Building or portion
thereof becomes unoccupied:
a) the Insurers
shall not be liable for the first £500 of each claim following damage
resulting from acts
of Malicious Persons, (other than by Fire or Explosion) not acting on behalf of or in connection with
any political organisation, Storm, Flood, Escape of Water or Fuel Oil, Sprinkler Leakage or
b) the following
action must be implemented by the Insured:
i) All mains services must be turned off (except
electricity supply to maintain any fire or intruderalarm system) and
the water system must be completely drained, or
during the period
1st October to 1st April each year central heating systems must be kept
working at a
minimum temperature of 5 degrees C. Where sprinkler systems are installed
and water supplies must be
maintained, heating must be maintained at a minimum temperature of 5 degrees C.
ii) Unless the
Insured are notified by the Insurers in writing to the contrary an
of the Building internally and
externally must be carried out every seven days by an
representative (or such other frequency as notified in writing by the
and any waste
iii) All letter
boxes must be sealed up and steps taken to prevent accumulations of mail
iv) Buildings must
be secured against unlawful entry by closing and locking doors and windows and setting any security
and alarm systems.
- Claims procedure, for straightforward losses the
Claims Helpline is 0845 300 4055 and must be made within 30 days of
an event happening. Mark Hargreaves from Ribble
Insurance, tel. 01772 33818, email@example.com
can also assist.
HOT WATER/BOILER PROBLEMS
Most people will have replaced the
heating element in their boilers - We are in a relatively hard water area
so the units furr up quite quickly and become
less efficient - If you're still on the original element it's time for a
not sure about the tank construction but I'd expect to find some furring
and carbonate residue in these - When changing the heating element it is
relatively easy to inspect the inside of the tank
older tanks can fail causing water damage to your neighbours - If you've
got an engineer in make sure he checks the base of the tank for
residue may occasionally cause problems with the valves
original timing units are part mechanical and quite old fashioned - I
made the mistake of replacing ours with an identical model - If you are
having timer problems go for an all digital
model with a back up system in case of power
It has happened that one or several of the immersion heaters, or
associated controls, have gone faulty.
To check this, follow the steps below:
1. At a time when
there is no hot water, borrow the meter cupboard key from Joseph
2. Turn all
electrical appliances, heating, lights etc AND water heater and BOOST off
in the apartment and go
and see if the disc on your meter is turning round quickly. If it is,
something is left turned
which you need to turn off temporarily.
3. Now go back,
turn on the 1 hour boost and check the meter again. Disc should now spin
4. Go back, turn
the boost off and turn the main supply time switch so it is now on. Check
the meter again. The disc
should again spin very obviously.
5. If the disc
does not spin in either case you will need to call an electrician.
In our case, the boost function has failed in the
past. Actually not a problem with the element itself, but in the first
case the programmer switch was faulty which we replaced, and in the
second case, the safety switch on the element itself had tripped
resetting it cured the problem. However, this is something for a
qualified professional electrician to do as there are potentially lethal
mains voltages involved!