Automatic filling loop in hotpress?

ItalianGarden

hi
my husband i are are sale agreed on a house and had a survey done. the surveyor said there is an automatic filling loop in the hotpress. he said it probably means there is a leak in the system. is this true? might there be another reason for the loop? The house is empty with water turned on for six months since it went on market. (down the road from my parents so they know) No sign of leak when the survey was being done.

How much would it cost to get rid of it? There is a brand new condenser boiler. he suggested replumbing heating but leaving boiler. does that sound right? it's a 1200 square foot four bed so 8 rads (kitchen diner, living room, hall, each of the bedrooms, bathroom). How much would it cost to replace the plumbing for the rads only and leave the boiler and shower / toilet / basins etc alone?
Thanks!

JohnnieK

What expertise does he have to recommend if the heating needs re-plumbing. Auto fill valves are usually put on to mask a leak but I have seen them put on as standard in some housing estates. The line is the system if pressurized shall be filled with such a device so that it can be disconected from the main and capped an a filling loop is the only thing that can do that.

It shouldn't cost much to get done.

How old is the system/house?

ItalianGarden

Sorry other important info that may explain replumb advice is that there are gun barell pipes. House 1967 but no heating originally so added at some point since then.
Also if any plumbers reading this. Another problem I'd love your opinions on...New downstairs loo in garage with door to hall but surveyor says pipe to drainage in rear garden not sufficiently steep enough for proper flow. Can anything be done?

JohnnieK is a plumber and would be known for his expertise on toilets.

JohnnieK

You might as well upgrade it to something more modern. GB can be ok at this age if it was looked after properly over the years but the fact there is an auto fill valve I would be suspicious.

You will need to get someone to look at the soil pipe it would be hard to speculate on something like that with out seeing it.

JohnnieK

gary71 wrote: »

JohnnieK is a plumber and would be known for his expertise on toilets.

Only sitting on them Gary :D:D:D:D:D:D:D

Joey the lips

I am not a fan of the automatic filling loop for the reasons the survayor suggested. Just factor in an update of the heating system when buying and if its not needed it will be a bonus.

But also be aware the floors will need to come up so if there is lovely wooden floors upstairs then they will have to come up.

If the house is as old as you are saying and its down the road from home then really once factoring in this updateing(around 10-15k) then it would still be worth the purchase imo.

ItalianGarden

Thanks a million for the advice....we have arranged for a plumber to look on Monday. Will ask for quote for replacing heating pipes and rads. New (well factory foam covered tank...assume pretty new...?) Tank in hotpress and boiler, so will ask for quote without those. Pipes under suspended wood (?) Floor downstairs so no concrete digging up. Any ball park estimate for the pipes and rads work? 1200 sq ft two story four bed semi 8 rads.

JohnnieK

Impossible to say with out seeing the job, maybe €4000/€5000 for rads and pipe work, hard to say. Get at least 3/4 quotes

TPM

as johnnie says it is hard to say and get a few quotes, make sure the quotes are comprehensive and show all the work that is and isnt included eg taking up and replacing floors etc. Also make sure the type/ spec of materials is included (boiler, insulation, cylinder etc.). This will enable you to compare the quotes.

I would you suggest you seriously consider upgrading the plumbing(all of it) if you buy the house even if there isnt any issues at the moment because with hte age of the house it is only a matter of time before it leaks. and the last thing you want is to start pulling the house apart in a year or two after you have decorated/put down floors etc and got the house as you want it.

ItalianGarden

TPM wrote: »

as johnnie says it is hard to say and get a few quotes, make sure the quotes are comprehensive and show all the work that is and isnt included eg taking up and replacing floors etc. Also make sure the type/ spec of materials is included (boiler, insulation, cylinder etc.). This will enable you to compare the quotes.

I would you suggest you seriously consider upgrading the plumbing(all of it) if you buy the house even if there isnt any issues at the moment because with hte age of the house it is only a matter of time before it leaks. and the last thing you want is to start pulling the house apart in a year or two after you have decorated/put down floors etc and got the house as you want it.

Thanks again all. When u recommend replacing all plumbing in case of future leak do u just mean heating?

aujopimur

The gun barrel piping is probably well past its best as it's unlikely to have been treated with inhibitor, the plumbing pipework should be ok but check for grey wavin piping on the mains as this was popular in the 60s and is prone to bursting when it freezes and becomes brittle with age.
I've worked systems with gun barrel pipe that were working fine, but when working on them the pipes crumbled.
If the toilet is flushing and clearing I would'nt worry too much.

TPM

ItalianGarden wrote: »

Thanks again all. When u recommend replacing all plumbing in case of future leak do u just mean heating?

Personally I would recommend all the plumbing (hot and cold water as well) I know it is extra cost now but if its done right(pressure tested etc.) its a lifetime job. imo a very worth while investment

JohnnieK

TPM is spot on. The plumbing is as old as the house and it will start failing sooner than later. If you are going to spend a lot of money on something like a house perticurly an old house you should factor plumbing, heating and electrics into the equation. The amount of people that buy old houses and are more worried about the paint and furniture they are going to put into it while the heating systems are rotten, the plumbing as old as the hills and sparks comming out of the switches when you turn them on (slight exaggeration).