The Association of Residential Managing Agents (ARMA) has added its voice to concerns over the safety of concealed gas flues in blocks of flats.
Some properties have been built with gas flues behind walls or within ceilings.
ARMA chairman Peter Dening said: “Concealed flues can be dangerous as it makes them difficult to inspect and to detect any safety concerns.
“A flue system in poor condition connected to an appliance that is not working correctly could put residents at risk from carbon monoxide poisoning which can be swift, silent and deadly.”
In response to concerns raised by several of its members over this issue, ARMA has produced Lessee Advisory Note 18: Flues in Voids.
The guidance was produced in reaction to a safety notice issued by the Health and Safety Executive which requires inspection hatches to be fitted to concealed flues.
When ARMA contacted its members for feedback on the issue, one of its agents said: “I, like many, thought that carbon monoxide leaks really only happened in poorly maintained accommodation. In reality this is not the case.
“We were involved in a leak at a high-end block where all the flats had new state-of-the-art boilers and heating systems. A couple were very lucky to survive, having been found unconscious by their daughter as they hadn’t turned up for a lunch appointment.
“The whole building had to be evacuated and remained empty for a period of time while tests were carried out. The carbon monoxide had spread throughout the whole block, residents had to stay in hotels and all apartments had to have new front doors as the fire brigade had to force entry into each one.
“The total insurance claim was in excess of £20,000. Some sold their apartments as they couldn’t face living there again.
“I still worry about owners not having carbon monoxide alarms. Most are happy to have smoke alarms. You can at least see the smoke, but you can’t see carbon monoxide!”
Under the new HSE requirements, inspection hatches must be fitted by December 31, 2012, where there are hidden flues; from January 1, 2013, registered gas engineers working on a boiler which has a concealed flue that cannot be inspected will be required to condemn it as unsafe.
ARMA’s guidance says:
If a property has concealed gas flues and no inspection hatches, taking action sooner rather than later could save lives:
*For properties less than two years old, contact the original developer / builder for assistance with the retrofitting of inspection hatches and repair of any flue defects.
*For properties between two and ten years old, contact the home warranty provider, eg NHBC, as cover may be provided if there are defects in the flue.
*For properties ten years or older, contact a Gas Safe registered engineer.
*If the flue from a boiler goes through other flats in the same block, bring the matter to the attention of the managing agent, landlord or resident management company as soon as possible.
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