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Gas boilers - Access Hatches for Flues in Voids Installation – Installers

Who gets effected?

Urgent action is required as changes come into effect on 1 January 2013 where flues (from room sealed fan assisted gas boilers) located inside a void must be fitted with inspection hatches for your gas engineer to be able to inspect it and pass as safe.

As this deadline is fast approaching, registered heating gas safe engineers will be forced to place boilers ‘At Risk’.   If you are a homeowner, Landlord, tenant, letting agent, housing association, management company, estate agent. If you have not acted on this it may leave you or your tenants with no heating or hot water!

Background: Typical flue within a ceiling void

The introduction of fan-flued gas appliances in the mid 1990s allowed gas central heating boilers to be installed away from external walls. This meant that builders could design new-build and refurbishment properties with boilers being installed on internal walls to make better use of the available space. The flues to these boilers were, in some cases, routed through voids in the ceiling space (and through stud walls) between properties above.

This practice became progressively more popular from 2000 onwards and the vast majority of affected systems are thought to be located in new build flats and apartments completed since 2000. It is however possible that other types of home may have similar central heating systems installed.

Gas engineers are legally required to check the flue after carrying out any work on the boiler. This will include a visual inspection. Similarly, when an engineer installs a boiler they need to ensure that it can be used without constituting a danger to anyone; this would include checking whether the flue is safe. The original installer and every subsequent servicing or maintenance engineer need to be able to check that:

• - The flue is continuous throughout its length;
• - All joints are correctly assembled and are appropriately sealed; and
• - The flue is adequately supported throughout its length.

An inspection hatch in a ceiling

The original industry technical guidance (aimed at registered gas engineers) advised that where the flue to the boiler was concealed within a void and could not be visually inspected it should be assessed as "not to current standards" (NCS) in accordance with the Gas Industry Unsafe Situations Procedure, This was dependent on there being no other risks being present which may have made the boiler unsafe.

Revised guidance takes effect on 1st January 2011. This is the result of the industry working group who undertook a review of the original guidance and concluded that the potential risk from such systems, should it not be possible to inspect the flue, requires an alternative approach to ensure that the necessary remedial action is taken.

Action required:

The revised technical guidance requires inspection hatches to be fitted in properties where the flue is concealed within voids and cannot be inspected. The homeowner (or landlord etc.) has until 31st December 2012 to arrange for inspection hatches to be installed. Any gas engineer working on affected systems after 1st January 2013 will advise the homeowner that the system is "at risk" (AR) in accordance with the GIUSP and, with the owner's permission will turn off the gas supply to the boiler so it cannot be used.

In the interim period, where no inspection hatches are fitted, the registered gas engineers will carry out a simple risk assessment which should ensure that the risk from exposure to CO is managed in the short-term. This risk assessment includes:

- Looking for signs of leakage along the flue route; and

- Carrying out a flue combustion analysis check (and obtaining a satisfactory result); and

- Checking for the presence of suitable audible carbon monoxide (CO) alarms (and installing such alarms where they are not already fitted).

If you are unsure whether a property has concealed gas flues and think you might be at risk:

- If you have your gas appliances checked annually by us, our Gas Safe registered engineer he/she will be able to advise whether this Notice applies to your property.

- If you do NOT have your boiler regularly serviced arrange for this to be done

  If a property has concealed flues in voids and no inspection hatches:

- If the property is less than 2 years old contact the original builder for assistance with the retrofitting of inspection hatches and repair of any flue defects.

- If the property is between 2 and 10 years old contact the home warranty provider as you may be covered by them if there      are defects in the flue.  

Warning ! Things that you are not to do yourselves!:

• Attempt to check the flue system yourself (unless you are a gas safe registered engineer) You are likely to do more harm to      the installation and place you and your family at greater risk.
• Try to install inspection hatches yourself. You may damage other key functions of the ceiling, such as fire and noise      proofing.

If you live in rented accommodation and think your property might be affected:

Bring this Notice to the attention of your landlord or managing agent. It is the responsibility of the landlord to ensure that inspection hatches are installed and that the boiler and flue are checked every year.

If you think you are suffering the symptoms of CO poisoning:

• Turn the appliance off immediately and contact the National Gas Emergency Service on 0800 111 999.
• If you think you or your family experience any of the symptoms of CO poisoning^[10]

We recommend you to have your flue & all gas appliances safety checked alongside yearly service for your own safety

What our gas safe registered engineers can do :

- We can provide you with landlords gas safety certificates

- Gas Safe registered engineer can service your boiler yearly

- We can fit Carbon Monoxide detectors where necessary

- We can also provide panels with an acoustic rating to 28db

- We can also fit larger access panels, these may allow an engineer to actually carry out repairs rather than the standard size which allow inspection only

A Gas safety Certificate is a record, also referred to as a certificate, that is required by law to be held for all rental accommodation in the UK where there are gas appliances present. The requirement is enshrined in the Gas Safety (Installation and Use) Regulations 1998. The law requires all gas appliances in a rented property to be checked annually, with a gas safety record being completed and a copy provided to tenants.

Gas safety records must  completed by engineers who must be registered with the Gas Safe Register scheme which took over form the previous CORGI scheme in 2009. We have reliable gas safe (ex corgi) registered engineers who can assist you on this whenever you need this done we are always here for you 24 hours a day 7 days a week and we cover all areas of Central London (City London), East Central & West Central London, City of London and  Westminster, West End London (West), Northwest London, East London, North London, Enfield, Southwest London, Southeast London, Enfield, Bromley & Kent, Croydon, Richmond & Twickenham, Uxbridge, Essex, Uxbridge, Dartford, St.Albans and all surrounding areas

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Walton-on-Thames, Hersham, KT13 Weybridge, Runnymede, KT14 Byfleet, West Byfleet, Woking, Elmbridge, Runnymede, KT15 Addlestone, New, Haw,Runnymede, Woking KT16 Chertsey, Lyne, Runnymede, KT17 Stoneleigh, East Ewell,Also small parts of Epsom,Epsom and Ewell, Sutton, Reigate and Banstead, KT18 Epsom, Headley, Langley Vale, Tattenham Corner, Epsom and Ewell, Mole Valley, Reigate and Banstead,KT19 Horton, West Ewell, Longmead, part of Epsom, Stoneleigh,Epsom and Ewell, KT20 Tadworth, Kingswood, Lower Kingswood, Burgh Heath, Reigate and Banstead, KT21 Ashtead, Mole Valley, KT22 Leatherhead, Oxshott, Fetcham, Mole Valley, Kingston Upon Thames,KT23 The Bookhams, Mole Valley, Guildford, Elmbridge, KT24 West Horsley, East Horsley and Effingham,Hertfordshire : SG1 Stevenage, SG2, SG3 Nkebworth, SG4, SG5 Hitchin, SG5 Letchworth Garden City, SG7 Balcosk, SG8 Royston, SG9 Buntingford, SG10 Much Hadham, SG11 Ware SG12, SG13 Heartford SG14, SG15 Arlesey, SG16 Henlow, S17 Shefford, S18 Biggelswade, SG19 Sancy, HP1 Dacorum, Hemel Hampsted , HP2, HP3, HP4 Dacorum, Aylesbury Vale,Berkhansted, HP5 Chiltern, Chesham, HP6 Chiltern, Amersham, HP7 Chiltern, Amersham, HP8 Chiltern, Chalfont St Giles, HP9 South Bucks, Chiltern, Beaconsfield, HP10 Wycombe, Chiltern, High Wycombe , HP11 Wycombe, HP12, HP13, HP14, HP15 Wycombe, Chiltern, HP16 Chiltern, Wycombe, Great Missenden , HP17 Aylesbury Vale, HP18 Aylesbury , HP19, HP20, HP21, HP22, HP23 Dacorum, Chiltern, Tring, HP27 Princes Risborouh, St Albans : AL1, AL2, AL3 St Albans, AL4 St Albans, AL5 St Albans, AL6 Welwyn Hatfield, AL7 Welwyn Hatfield, AL8 Welwyn Hatfield, AL9Welwyn Hatfield, AL10 , Watford : WD3 Three Rivers, Chiltern, Hillingdon, Rickmansworth, WD4 Dacorum, Kings Lanley, WD5 Three Rivers, St Albans, Abbots Lanley , WD6 Hertsmere, Borehamwood , WD7 Hertsmere, St Albans, Radlett, WD17 Watford, WD18 Watford, Three Rivers, WD19 Three Rivers, Watford, WD23 Watford, Bushey, WD24 Watford, WD25   Watford : WD2 Abbots Langley, Hertfordshire, Aldenham, Hertfordshire, Bushey Heath, Hertfordshire, Letchmore Heath, Hertfordshire, Merry Hill, Hertfordshire, WD3 Rickmansworth, Chorleywood, Croxley Green, Loudwater, Mill End, Maple Cross, Sarratt, Batchworth, Chenies, West Hyde, Heronsgate, Chandler's Cross, Three Rivers, Chiltern, Hillingdon , WD4 Kings Langley, Chipperfield, Hunton Bridge, Rucklers Lane, Bucks Hill, Dacorum, Three Rivers, WD5 Abbots Langley, Bedmond, Three Rivers, St Albans, WD6 Borehamwood, Elstree, Well End, Hertsmere, WD7 Radlett, Shenley, WD17 Watford town centre, Cassiobury, Nascot Wood, WD18 West Watford, Holywell, WD19 Oxhey, South Oxhey, Carpenders Park, WD23 Bushey, Bushey Heath, Hertsmere, Watford , WD24 North Watford, WD25 Garston, Leavesden, Aldenham, Letchmore Heath, Kingston upon Thameas : KT1 Kingston upon Thames, Hampton Wick, Norbiton, Kingston upon Thames, Richmond upon Thames, KT2 Kingston upon Thames, Coombe, KT3 New Malden, Old Malden (part of Old Malden), Kingston Upon Thames, Merton, KT4 Worcester Park, Old Malden (part of Old Malden), Sutton, Epsom and Ewell, Kingston Upon Thames, KT5 Surbiton, Berrylands, Tolworth, KT6 Surbiton, Tolworth, Long Ditton, Kingston Upon Thames, Elmbridge, KT7 Thames Ditton, Weston Green, Elmbridge, KT8 East Molesey, Hampton Court Palace, Bushy Park,Elmbridge, KT8 West Molesey, Elmbridge, KT9 Chessington, Hook,Malden Rushett, Kingston Upon Thames, Elmbridge, KT10 Esher, Claygate, Hinchley Wood Elmbridge, KT11 Cobham, Elmbridge, KT12 Walton-on-Thames, Hersham, KT13 Weybridge, Runnymede, KT14 Byfleet, West Byfleet, Woking, Elmbridge, Runnymede, KT15 Addlestone, New, Haw,Runnymede, Woking KT16 Chertsey, Lyne, Runnymede, KT17 Stoneleigh, East Ewell,Also small parts of Epsom,Epsom and Ewell, Sutton, Reigate and Banstead, KT18 Epsom, Headley, Langley Vale, Tattenham Corner, Epsom and Ewell, Mole Valley, Reigate and Banstead,KT19 Horton, West Ewell, Longmead, part of Epsom, Stoneleigh,Epsom and Ewell, KT20 Tadworth, Kingswood, Lower Kingswood, Burgh Heath, Reigate and Banstead, KT21 Ashtead, Mole Valley, KT22 Leatherhead, Oxshott, Fetcham, Mole Valley, Kingston Upon Thames,KT23 The Bookhams, Mole Valley, Guildford, Elmbridge, KT24 West Horsley, East Horsley and Effingham