Plumbing
Plumbing requirements may vary in a let property as compared to a
family home. Plumbing design standards in the U.K. are awful and so
there is lots of potential for improvement (and tenant disappointment).
Modern living styles demand modern plumbing solutions. Furthermore,
careful changes to the plumbing can impact on far more than the heating
and hot water. Boiler types are summarised below:
- System boilers and hot water cylinder. If a new boiler
and hot water tank is being installed a system boiler should ideally
be chosen because of the many advantages versus very small cost
disadvantage. Advantages are:
Good hot and cold balanced water pressures. Younger tenants and
overseas tenants will certainly require decent showering pressures
and flow rates. Many of our tenants check this as the U.K. has such
an appalling plumbing reputation!
- No hot water 'drop offs'. So the shower stays hot (and still runs)
when someone else runs a tap elsewhere!
- Water tank can be mounted at any position in the property. In many
properties the attic is a good option. Any cold water tank from the
old plumbing can be removed. With two tanks removed it is often
possible to release the space into a new design increasing the
living space such as enlarging a smaller bedroom thereby generating
more rent.
- Hot water tank 'recovers' from cold to hot in less than 10
minutes. So, by the time the shower is over it is virtually
recovered. Multiple showering and bathing possible which may be
important when 3 tenants go to work at the same time!
- Combination Boilers. No hot or cold water tanks. Water
flow rates are not great and 'drop offs' in flow and pressure are a
huge problem. They are cheap and may be suitable for a small
apartment where cost is the primary issue.
- Gravity fed hot water. Traditionally a cold water tank
(typically in attic) feeds a hot water tank below. Water from both hot
and cold water tank is fed by gravity. NEVER install these systems.
They are the dinosaurs of heating systems although many plumbers
love them as they understand them well and are forgiving to faulty
installation. However, pressures are useless and all the tanks and
pipes take up space. If using an existing gravity fed system adapt
with pumps (see pumps below) but only as a medium term solution to
a later upgrade to a more efficient and better system boiler.
Other plumbing considerations might be:
- Radiators. A simple move of position or change to a different
type can create more space or allow an area to be re designed. Use
of 'designer radiators' can help achieve this as well compliment a
room design.
- Ceramics. A new contemporary loo and basin can really modernise
a bathroom if accompanied with decent bathroom design. Bathrooms are
often shabby (as they can be extensive to refurbish). Some simple
cost effective changes can soon pay for themselves.
- Thermostats. Individual thermostatic valves on each radiator
cost a few pounds each but is essential in a rented property where
individual room heating control is required.
EPC certificate
valuations are also improved.
- Under Floor Heating. Wet systems (part of radiator system) or
dry systems (electric) should be considered especially under tiled
areas such as bathrooms. Dry systems are more reactive (nearer floor
surface) and cheap to install. Wet systems are cheaper to run and
work especially well in larger areas where a more constant heat
source is required. Installation is more involved.
- Pumps. Useful when needing improved shower pressures from an
existing conventional hot water tank fed heating system when the
expense of a system boiler and cylinder is being deferred.
To summarise, the plumbing design is important and must be integrated
with the property plans. It impacts far more than can be first imagined.
Water flow rates, hot water recovery rates and even the generation of
more floor space all contribute to maximising rent
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