Ask a tradesman
New fire-rated downlights in bathrooms - regulations for existing vs replacement
I have a situation where my neighbour's bathroom is directly over mine with only joists and rhinoboard skimmed & painted ceiling between us. I have for the past 7 years had ordinary recessed sealed downlights in my bathroom ceiling.
Recently (about a month ago) and for the third time, she flooded her bath. The third time, it literally rained water from my ceiling and through the downlights, causing two downlights to shift and one lamp to pop out with loose wiring.
1. What type of damage to the fittings can this cause - or is it a matter of simply replacing with new lamps. How can I enforce her to get an electrician's report
2. My question relates to the new regulations. As a home-owner/landlord (property is rented), am I automatically responsible for replacing existing downlights to comply with new 2014 regs, or does this only pertain to renovations, retrofits or replacements? ie. if there was no damage to the ceiling, would my existing downlights be okay?
The neighbour thinks that it should be at my cost to replace the fittings and lamps to comply with new regs, as I would be liable for this anyway. Whereas my logic says that since two are damaged, and i can no longer refit non-compliant parts (or can I refit what was there before?), she must pay for replacement of all 4 - and larger cut outs are now necessary
I would assume she is accountable for the following:
calling out an electrician to write a report and assess whether just the lamps need replacing OR rewiring.
replacing all 4 downlights with the new fire-rated ones as per new regulations
redecoration to the ceiling
Is this a case for insurance assessor or should I call out an electrician - it will be difficult to get her to reimburse me. Thank you.
2 Answers from MyBuilder Electricians
Birmingham • Member since 11 Apr 2012 • 7 jobs, 86% positive feedback
With regards to your problem I take it you have landlords insurance as the property is rented. It sounds like you have the neighbour from hell so my advice would be go through the insurance companies as she isnt willing to sort this out between yourselves.
I always fit IP rated fittings in bathrooms but this doesn't stop water ingress from above, which is the problem you are having.
Any damaged caused by flooding above is down to your neighbour and she is liable for any damage caused to your property and the insurance should be able to sort this out pretty quickly for you.
Answered 26th May 2015
Installing downlights in bathrooms/kitchens
Hi - can someone please clarify for me the "regulations" about putting downlighters in kitchens and bathrooms because I am totally...
Should a builder know about relevant buildings regulations for new windows?
Hi, I live in a conservation zone and applied for planning permission to install two new sash windows, and some French doors. I...
Proposed schedule of works for x3 bathroom, kitchen + other works - comments welcome please!
Hi there Preparing to get quotes based on the schedule of works I've put together below. The flat is a 1st and second floor...
Existing kitchen socket set up VS proposed new set up (diagrams included)
Hi all, I know an electrician will be needed for what I propose but I always like to get a few opinions before I go ahead. It's...
Post your job to find high quality tradesmen and get free quotes
- All Questions
- Architectural Services
- Bathroom Fitting
- Carpentry & Joinery
- Carpet & Lino
- Central Heating
- Chimneys & Fireplaces
- Conversions - General
- Damp Proofing
- Demolition & Waste Clearance
- Fascias, Soffits & Guttering
- Gas Work
- Groundwork & Foundations
- Hard Flooring
- Kitchen Fitting
- Landscape Gardening
- Loft Conversions
- New Builds
- Painting & Decorating
- Restoration & Refurbishment
- Security Systems
- Tree Surgery