Q As a pregnant woman with young children, I am particularly concerned about the recent media reports surrounding dangerous lead readings in drinking water throughout the country and most notably in Raheny, where I live.
Could you outline how a member of the public goes about getting the lead content of the water in their property tested and what the general cost for this could be? If high readings were found in my property what actions should I take, or who should I contact to resolve the issue?
A If you suspect that lead pipework forms part of your home connection to the mains supply (“communication pipe”) or is within your home it is recommended that an inspection is commissioned by a registered plumber. You should also complete a water quality test which will assess the overall water quality, including lead content.
The Irish National Accreditation Board assesses and certifies test laboratories and there is a list of accredited laboratories on its website. It is recommended to inquire about cost from a few laboratories as prices can vary. They will most likely send you the appropriate sampling pots for you to fill and return to them for testing.
While you can assume that high levels of lead in test results indicate the presence of lead pipework, it cannot be assumed that low levels of lead in test results indicate the absence of lead pipework. Results can vary subject to testing parameters. The accuracy of result is best determined from random time sampling during home activity and inactivity over a 24-hour period.
The legal limit of lead in drinking water was reduced from 25 micrograms per litre to 10 micrograms per litre in 2013; however, studies have recognised that for guaranteed safety zero is the only satisfactory level, particularly relating to exposure for children. Bottle-fed infants are most affected by lead in drinking water because, for the first months of life, all of their food comes from formula made up with drinking water. Babies and children drink a lot of liquid for their body weight and can absorb more lead than adults.
Health Service Executive information says: "Recent scientific evidence shows that regular intake of even low levels of lead, less than 10 micrograms per litre, can have small health effects, especially on the brain development of infants, young children and babies in the womb. There are many factors which influence a child's brain development, including their physical, social, family and learning environment. These are likely to have a far greater impact than lead."
If test results indicate high levels of lead in your drinking water, you should not consume it. Lead plumbing should be identified, removed and replaced. It should be noted that boiling water will not remove lead from the water.
Replacing lead pipes qualifies under the Government’s home renovation scheme, which gives tax breaks for improvement work and it has recently been announced that a separate grant scheme will be established in the next budget to assist homeowners replace pipework. If a homeowner replaces the pipework within their home, Irish Water is required to replace the communication pipe located outside your boundary.
Andrew Ramsey is a chartered building surveyor and chartered project management surveyor and is chairperson of the Society of Chartered Surveyors Ireland’s building surveying professional group
Apartment management
Q I'm in the process of buying a Celtic Tiger apartment, one of a small block. All are currently empty, but in good condition. How does one get a management company set up where all owners are members? Is this our job or the vendor's? The common areas will have to be maintained and insured: garden, roof, outside structural walls, gutters, drains, etc, and this needs to be jointly funded. I'm concerned.
A I will take your meaning that no unit has yet been sold. It would be a very unwise decision to purchase a property from a development that does not comply with the Multi-Unit Developments Act 2011, as it should not legally be possible to do so. A competent solicitor will be aware and should advise you that you cannot purchase a unit within an owners’ management company (OMC) unless section three of the Act has been implemented in full.
Not only will you require legal counsel on this issue but my experience is that you will also need guidance from a suitably qualified property manager about the practical aspects of living in a development where unsold units remain.
In this case I would be mindful of the service charge budget as this can be set by the OMC in the absence of any member where there isnone yet.
Commercial costing of budgets for OMCs set by the vendor could be disproportionately set in favour of the vendor as the less the vendor is liable to pay in service charges for vacant units each year until the development is sold the greater their profit will be and the more appealing the cost of living may appear.
The Multi-Unit Developments Act 2011 precedent pre-contract inquiries replies are sent from the vendor’s solicitor to your solicitor. This process is a due diligence investigation on the quality of the property. I would highly recommend that the replies are inclusive of the OMC’s agent comments where possible. A completed reply may not indicate to you how long the vendor is in a position to pay all the service charges for the vacant units in the event the market cools and indeed who drafted the budget and their qualification and their interest.
In a perfect world, all the units would be sold on the same day, with a budget that is drafted by a suitably qualified property service provider and where the budget is cognisant of a building investment fund report for a 20-year period to ensure the sinking fund contributions are realistic and sustainable.
Paul Huberman is a chartered property and facilities management surveyor and a member of the Society of Chartered Surveyors Ireland
Send your queries to propertyquestions@irishtimes.com or to Property Clinic, The Irish Times, 24-28 Tara Street, Dublin 2. This column is a readers’ service. Advice given is general and individual advice should always be sought
