For many homeowners in Northern Ireland, the attic is an out-of-sight, out-of-mind space—somewhere we store the Christmas decorations, perhaps, and a few boxes of keepsakes. However, for those of us whose homes have attic water tanks, the space can hold unexpected risks.
Over the years, Property Claims Loss Assessors (PCLA) has witnessed the devastating effects of water tank failures in the attic. This article will share two stories from our recent experiences managing water damage claims, illustrating how what begins as a minor issue—a small leak or faulty pipe—can quickly spiral into a major problem, causing structural damage, significant repair costs, and upheaval for families.
Understanding Attic Water Tanks and Their Potential Risks
In many homes in Northern Ireland, attic water tanks serve as a secondary water source, providing backup water for central heating systems, taps, and more. These tanks are usually fitted with overflow pipes designed to divert water safely outside in the event the tank overfills. However, when the tank itself fails, or if the overflow pipe isn’t properly installed, the potential for extensive water damage is very real.
While water tanks in attics can be convenient, they require regular maintenance to ensure they remain in good working order. Unfortunately, we find that many homeowners and landlords overlook routine checks.
Our experience shows that leaks from attic water tanks often go unnoticed, as the attic isn’t a space most people inspect regularly. Once water starts to seep down through the attic flooring, it can quickly affect other parts of the home. Plasterboard ceilings, walls, floors, and even the contents of the home can all suffer, turning a single leak into a widespread issue.
Did you know: Winter Pipe Bursts on the Rise.
Case One: The Rostrevor Incident of 2015
One of the more memorable cases PCLA handled involved a property in Rostrevor in 2015. The homeowner was at work when the incident occurred, entirely unaware that their attic water tank was slowly turning their home into a wading pool. The tank’s ball valve had failed, which caused the tank to continue filling indefinitely. Ordinarily, an overflow pipe would have directed the excess water safely out of the house, but in this case, the overflow pipe was not connected properly. The result was that, instead of being diverted outside, water began spilling through the attic and into the home.
When the homeowner returned from work, they were faced with the aftermath: a home saturated with water from top to bottom. We were called in shortly after to assess the damage, and what we found was extensive. The continuous flow of water had caused ceilings to collapse, and much of the kitchen and living room areas were also severely affected. The kitchen units were waterlogged, walls were drenched, and floors had begun to warp. Electrical systems, too, were compromised, which added a layer of danger to the situation and required immediate attention.
The Response: PCLA’s Approach to Stabilising the Property
Upon arrival, our first step was to arrange stabilisation works. This included bringing in dehumidifiers to reduce the humidity levels and prevent further damage. Damaged plasterboard was removed, and we took detailed photographs of every affected area to create a comprehensive record of the damage. As part of our claim management process, we also conducted a moisture survey of the property, documenting moisture levels throughout and capturing readings as further evidence for the insurance claim.
After we stabilised the property, we moved on to the next crucial stage: liaising with the insurance company. Acting as the homeowner’s representative, we handled all communication, freeing them from the added stress of dealing with insurers while managing the damage at home. When the insurance company’s loss adjuster arrived, we ensured they witnessed every aspect of the damage firsthand. We presented a complete scope of works, detailing the repair costs and damage extent, and negotiated a settlement that would allow for full restoration of the property.
For this particular case, we were able to secure alternative accommodation costs as part of the settlement, enabling the homeowner to move out temporarily while repairs were completed. This relief proved invaluable, as it provided the family with a safe place to stay without the worry of out-of-pocket expenses.
Case Two: The 2024 Tenanted Property Incident
In March 2024, we were called in to manage a similar water damage claim for a landlord whose tenanted property in Cookstown suffered a catastrophic attic water tank failure. This time, it wasn’t the tank’s ball valve that had failed but the mains feed pipe to the attic tank. Water flooded down through the property, creating a disaster for the tenants who were forced to leave due to the extensive damage and uninhabitable conditions.
When we arrived on the scene, the situation was severe. Water had penetrated through the ceilings, walls, and floors, leaving substantial damage in its wake. The kitchen units were soaked, floorboards warped, and like the Rostrevor case, the home’s electrical systems had also been compromised. For the tenants, the upheaval of moving out of their home was significant, and for the landlord, there was not only the immediate repair cost to contend with but also the loss of rental income.
A Tailored Approach: Managing a Landlord’s Claim and Ensuring Lost Income Recovery
For this case, we once again arranged for stabilisation works. Dehumidifiers were installed, damaged plasterboard was removed, and a full moisture survey was conducted. Our meticulous documentation ensured we had a solid basis for the insurance claim, capturing the full extent of the water damage.
For the landlord, the claim went beyond physical repairs. The property’s uninhabitable state meant a loss of rental income, which we ensured was accounted for in the insurance claim. Acting on the landlord’s behalf, we presented all relevant details to the insurer and advocated for a fair settlement that covered both the property repairs and lost rental income. Our team managed all communications, sparing our client from dealing with multiple parties and allowing them to focus on other matters.
Recurring Issues with Attic Water Tanks
Our experience with these two cases underscores a common issue we encounter repeatedly: improperly connected or maintained overflow pipes. In both instances, water would have been diverted outside the property, mitigating damage, had the overflow pipe functioned as intended. Unfortunately, these pipes are often poorly installed or go unmaintained, with issues only coming to light once significant damage has already occurred.
For homeowners and landlords with water tanks in their attics, regular checks are essential. Inspecting the overflow pipe, checking the ball valve’s functionality, and scheduling routine maintenance can help prevent a small problem from developing into a major incident.
At PCLA, we regularly remind our clients of the importance of attic water tank maintenance and encourage them to prioritise checks, especially in older properties where the risk of system failure can be higher. Routine maintenance is a simple but effective way to ensure that safety measures, like overflow pipes, work as intended.
Related: How Accurate Is Leak Detection?
How PCLA Supports Homeowners and Landlords Throughout the Claim Process
Our role at PCLA goes beyond merely submitting a claim. We provide end-to-end support for our clients, managing each stage of the insurance process to ensure they receive fair and comprehensive settlements. For both the Rostrevor and Cookstown cases, our involvement began with assessing the damage and continued through to securing settlements that allowed for full restoration of the properties.
When water damage occurs, the first priority is often stabilisation. By promptly installing dehumidifiers, removing saturated materials, and documenting everything, we create a strong foundation for the claim. This approach not only minimises further damage but also allows us to establish a clear record of the incident that can be presented to the insurance company.
We work closely with the insurer’s appointed loss adjusters, ensuring they understand the scope of work needed to restore the property fully. By presenting thorough documentation, including photographs, moisture readings, and a detailed scope of works, we minimise disputes with the insurer. Once the damage is documented, we negotiate a settlement that includes all necessary repair costs, alternative accommodation for the occupants, and, in cases like the tenanted property, lost rental income.
Our comprehensive approach relieves our clients from the burden of managing communications with insurers, contractors, and other parties involved. We understand that dealing with significant water damage is stressful enough without the added complexity of coordinating a claim, and our goal is to handle all aspects of the process so that our clients can focus on getting their lives back to normal.
Learn more: The Hidden Cost of Burst Pipes
Why Regular Checks Are Essential
The cases we’ve highlighted may seem dramatic, but they are not isolated incidents. Attic water tank leaks and failures happen more frequently than most homeowners realise, and we regularly see similar claims at PCLA. Water damage of this nature can have a profound impact on a home, its occupants, and even the property’s value.
For any homeowner or landlord with an attic water tank, we cannot overstate the importance of regular maintenance. Checking the tank, ensuring the overflow pipe is properly connected, and performing routine maintenance on all components can prevent costly disasters. Prevention may not eliminate the risk entirely, but it significantly reduces the likelihood of an issue escalating to the level of the cases we’ve described.
Conclusion
Attic water tank failures can lead to extensive water damage, rendering homes uninhabitable and causing immense stress for homeowners and landlords. However, with the right support, it’s possible to manage the recovery process efficiently and secure a fair settlement from your insurer. At PCLA, we are here to provide that support, handling every detail of the claim process so that our clients can focus on recovery without the added burden of dealing with insurers.
If you have an attic water tank, take this opportunity to ensure it’s in good working order. Regular inspections and maintenance are invaluable in preventing a small issue from turning into a major problem.
For homeowners or landlords in Northern Ireland facing water damage or other property issues, Property Claims Loss Assessors (PCLA) is here to help. With over 30 years of experience in managing claims and ensuring fair settlements, we’re prepared to handle the entire process on your behalf. Contact us today to learn how we can support you in securing the compensation you deserve.
