Urgent advice needed about hot water

[BobbyJoe]

Hi everyone, newcomer here looking for urgent advice as I am not sure what to do. I moved into my flat about 6 months ago and the landlord had installed a compact combi boiler which is about 3 years old and said it doesn’t need servicing. The problem is that whenever I use the hot water to (shower/bath/wash hands) my skin gets chapped I break out in a terrible rash which starts out as an itch then always a tiny cluster of little blisters appear which then bleed when scratched (looks similar to a fracking rash). I have never had any skin problems before and only when I moved into the flat that I noticed after about a month I was always itchy after using the hot water, so I decided to do some detective work.
The stopcock under the sink was replaced last month so that is fine, the pressure on the boiler is also fine, the mains cold supply is safe and I don’t have a water tank as the water is supplied via the cold mains. I told the landlord who said there shouldn’t be a problem as the boiler was checked a few years ago. I was told not to touch the “cold water inlet stopcock” which is just under the boiler but I did turn it to see what it does, instead of the cold water it controls the hot water pressure and clockwise it turns the water off and anti-clockwise it turns it on. Now for the strange part, when I turned it halfway I noticed within days that whenever I used the hot water I didn’t itch and the rash started to clear so what could the problem be does something need be replaced or is some inlet/outlet part in the wrong way around? How much is the cold-water inlet stopcock meant to be turned because when I turn it fully anti-clockwise and have a lot of water pressure, my skin breaks out, becomes chapped and the blisters appears.
Would anyone be able to offer any help or advice on this because I finally managed to get this flat and this problem is stressing me out that I am considering moving out and will then have to forfeit my deposit. I feel disappointed that the landlord and agency are not considering this as a problem because they say that everything such as the safety of the drinking water is safe but I know the problem lies with the hot water as I left for a few weeks and stayed at a friend’s house and my skin cleared up including the blisters but as soon as I came back to my flat within days it reappeared.
I would be very grateful if anyone can offer me any advice or suggestions thank you.

 

[Masood]

I have now turned the left hand valve of the filling loop to the off position (fully clockwise) I took a picture of what it looks like now does it seem okay because before it was turned fully anti-clockwise.
P.S I had asked my landlord for the boiler installers' details and he said that he couldn't remember and gave me a number instead, but the number he gave me doesn't exist anymore.
View attachment 27929View attachment 27930View attachment 27930

Yes that is correct but we still need to see the arrow on that valve. It contains a check valve, so it can only be fitted in one direction.

 

[BobbyJoe]

I looked at it and at the back of it there is a arrow pointing upwards how does that seem? In fact both of the black levers on filling loop on the left and right side have arrows pointing upwards, thanks

 

[Masood]

I looked at it and at the back of it there is a arrow pointing upwards how does that seem? Thanks

Pointing upwards is correct - it's allowing water into the system from the mains but not back the other way. If my theory is correct about contamination, the non return valve could be stuck. There is a way of checking but I'm reluctant to suggest it as it could cause a bit of a flood. Remove the braided hose (the U-shaped silver pipe that sits between the two valves), making sure that both valves are closed, and that there are no drips from either of them. Whether your rash clears up or not will prove or disprove my theory. In any case, it will mean you're complying with water regs...

 

[BobbyJoe]

Thank you so much for all of the information provided so far. If I can't open the braided hose will the water now be okay as I turned the left valve on the filling loop to the correct position. Also because the valve was turned the other way (anti-clockwise) what exactly was it doing to the water as contamination was mentioned. My skin looked like it was burnt as it would dry out and burn which continued for 6 months, if this issue has been resolved then I can not thank everyone enough and can finally focus on healing. I will keep you updated on this issue many many thanks.

 

[Masood]

Thank you so much for all of the information provided so far. If I can't open the braided hose will the water now be okay as I turned the left valve on the filling loop to the correct position. Also because the valve was turned the other way (anti-clockwise) what exactly was it doing to the water as contamination was mentioned. My skin looked like it was burnt as it would dry out and burn which continued for 6 months, if this issue has been resolved then I can not thank everyone enough and can finally focus on healing. I will keep you updated on this issue many many thanks.

It's just a theory at the moment. It would be irresponsible to speculate. Let us know how your skin fares over the next few weeks. I'm genuinely curious and interested to know if my thinking is correct (and in your wellbeing, of course!)

The braided hose should come off easily enough - it's the two nuts with "wings" on them that you need to undo. Should only be finger tight...

 

[BobbyJoe]

I will test the waters (pun intended) and keep you all posted about how things are going.

 

[joni os]

The static water pressure in the mains supply will be higher than pressure in boiler and rads. Backflow contamination of mains water will only occur when pressure is equal or less. However, mains pressure drops significantly when tap is opened.
The OP mentions that restricting hot water flow by adjusting inlet valve at boiler improves situation. This would keep mains pressure higher, reduce backflow contamination, and is consistent with Masood's hypothesis.
Disconnect fill loop as advised. Hopefully, your condition will improve and your posts have been informative for others.

 

[BobbyJoe]

Thank you I will do as Masood and Joni have suggested as last night for the first time after taking a shower I didn't itch myself to death! I will check the filling loop later today and yesterday once I turned the left side (filling loop) lever to the correct position I also turned the cold water inlet stopcock (black square) fully anti-clockwise which has given me full hot water pressure throughout the flat. The reason for doing this was to assess if this will help or hinder my skin and I will turn the cold water inlet stopcock clockwise whenever I feel the need to for example if my skin gets dry/itchy again because when it was turned more than halfway clockwise I had low hot water pressure but my skin was improving. Only time will tell and I am really hoping the fact the left lever on the filling loop was the problem because it was turned in the wrong position and Masood pointed out that it should have been turned clockwise not anti-clockwise, so lets see what happens and I will keep posting with updates.

 

[BobbyJoe]

Thank you I will do as Masood and Joni have suggested as last night for the first time after taking a shower I didn't itch myself to death. I removed and checked the filling loop and there was no leak in either side of the pipes, also yesterday once I turned the left side (filling loop) lever to the correct position I also turned the cold water inlet stopcock (black square) fully anti-clockwise which has given me very powerful hot water pressure throughout the flat. The reason for doing this was to assess if this will help or hinder my skin and I will turn the cold water inlet stopcock clockwise whenever I feel the need to for example if my skin gets dry/itchy again because when it was turned more than halfway clockwise I had low hot water pressure but my skin was improving. Only time will tell and I am really hoping the fact the left lever on the filling loop was the problem because it was turned in the wrong position and Masood pointed out that it should have been turned clockwise not anti-clockwise, so lets see what happens and I will keep posting with updates.

 

[BobbyJoe]

I checked that there was no leak from both valves which connect to the filling loop would it be safe to remove it from the two valves or must that silver braid stay in place."Remove the braided hose (the U-shaped silver pipe that sits between the two valves)". When I disconnected it at first there was a little water sitting in the pipe not much but I drained it out.

 

[Masood]

I checked that there was no leak from both valves which connect to the filling loop would it be safe to remove it from the two valves or must that silver braid stay in place."Remove the braided hose (the U-shaped silver pipe that sits between the two valves)". When I disconnected it at first there was a little water sitting in the pipe not much but I drained it out.

As long as neither of the valves are dripping, it's best to leave the braided hose off. If either of them is dripping, it needs to be replaced.

 

[BobbyJoe]

Thank you I will take off the braided hose as nothing is leaking or dripping. Out of general interest what is the purpose of the braided hose, why was it in there in the first place and what's the difference when removed?

Thanks

 

[Masood]

Thank you I will take off the braided hose as nothing is leaking or dripping. Out of general interest what is the purpose of the braided hose, why was it in there in the first place and what's the difference when removed?

Thanks

It's there to allow the system to be filled or topped up. Most people are lazy and leave it there, but water regs stipulate that it should be removed when not filling or topping up the system.

 

[BobbyJoe]

I have now removed the filling loop (braided hose) how does that look and is it perfectly safe as I didn't touch the valves they are in the same position as yesterday, thanks.

 

[Masood]

That's fine BobbyJoe. Do let us know whether your skin clears up! Good luck!

 

[BobbyJoe]

Thanks and I will keep you all updated :yesnod:

 

[acecharly]

Have you changed your washing powder at all? I know lots of people whove had bad reactions with some types...just a suggestion as I cant see this is boiler related. If its a combi your domestic hot water is allways fresh and not out of a tank.

 

[BobbyJoe]

Hi could someone tell me which is the correct way the Heating return connection and Heating flow connection should be turned according to the picture because both of these black valves are movable (they move to the right) and I want to make sure they are in the right position thanks

 

[Gasmk1]

bobby joe stop looking fro problems where there isnt one, if the tap handles are inline with the pipe they are on if the are across they are off leave them as they are they are correct

 

[joni os]

Hi could someone tell me which is the correct way the Heating return connection and Heating flow connection should be turned according to the picture because both of these black valves are movable (they move to the right) and I want to make sure they are in the right position thanks View attachment 27951View attachment 27952

Quarter turn anti clockwise open, (Levers in line of pipe). Quarter turn clockwise closed,(levers across line of pipe).
Levers in photo appear to be in open position.

 

[BobbyJoe]

The hot water was okay for the first day but into the second day the same pattern emerged of itchy and skin dry/chapped around ears/eyelids and hands. The only thing which seems to help is when I turn the cold-water inlet stopcock (clockwise) which lessens the hot water pressure in the flat. When I turn it clockwise the hot water pressure is low but my skin feels better so I will keep it in that position because with too much hot water pressure it causes havoc on my skin. The following actions were carried out on the boiler, please let me know if I am missing something because I am going mental:

Filling loop was disconnected
Left side valve of the filling loop was turned to the off position (fully clockwise) as previously it was turned the wrong way around.
The stopcock under the sink turns the cold and hot water on/off in the kitchen and only the hot water in the bathroom on/off.
The cold water in the bathroom is managed by the storage tank in the building because I live in a 4-storey flat and only the council can turn it off.
The boiler is going into its 4rth year (no servicing been done since it was installed/no change of washing powder)
Cold water inlet stopcock is turned almost fully clockwise low hot water pressure however skin is not as dry. The cold-water inlet stopcock on the boiler controls the hot water is that correct because I was running the hot water tap and then turned it on and off using the stopcock so I presume this is right?
The boiler has a wireless thermostat which controls the heating and two modes such as summer time/winter time function, I don't know how to program it properly not sure if this helps.

I think I will need to get a gas engineer/boiler specialist to come and check that everything is in the right place because I don’t think I can live here anymore it isn’t worth the hassle and I know I will lose my deposit but 6 months of painful/peeling skin is enough.

Thank you to everyone your help has been invaluable.

Photos illustrate what the boiler and its components looks like at present.

 

[joni os]

Sorry to hear problem not solved. The one step you can take is to avoid hot water via the boiler for a week, and see if your skin improves. Boil a kettle for your hot water needs, and shower by mixing boiled and cold water in a large bucket and a small jug to pour as you stand in bath. Keep daily notes because, if problem persists, this will help with diagnosis. Try to get knowledgeable, independent assessment of your skin condition, (Practice nurse at your surgery).

 

[BobbyJoe]

Thank you I will give it a try and see what happens and Gasmk1 believe you me I wouldn't be on this forum unless I was really suffering and am not looking for or creating problems but I appreciate your input as of course all of this comes across mind boggling.

I have been seeing my G.P for months who is also baffled and despite the many types of ointments and medication prescribed nothing has helped, he suggested I get the boiler checked out and make sure all the valves are correctly placed etc.... My G.P looked up the type of rash and said it looked like it was similar to that of a 'Fracking rash' caused by gas' as it looks like it is burning off (itches a layer off until you see pink flesh) and said to make sure the central heating water isn't going into the hot water supply and he assumes something hasn't been correctly placed in or is coming in the wrong way in/out.

Therefore I will get an engineer to check it all out any advice or list of criteria the engineer must check just so I know that it has been 100 % assessed correctly as I will need to pay for this.

In the mean time I will improvise in boiling water and will keep a record of that, (thank you Joni os) for that tip as this will help for now.

 

[joni os]

Don't pay for heating engineer until you've eliminated all other casual effects by washing, (bucket and jug), for week. If doctor can then verify improvement in skin condition, ask doctor to write to landlord. With filling loop detached, the primary water in the boiler is totally separated from the domestic hot water supply. Keep an open mind, but work with your doctor to get this resolved.

 

[BobbyJoe]

Will do thanks Joni, out of interest how much would an engineer cost for a call out for this type of situation?
The irony is my landlord is an engineer, I would not be surprised if he installed the boiler himself due to the fact he gave me a non existent plumber number when I asked for the boiler installers detail, he seemed reluctant to provide it and I searched online for the name and number of the plumber nothing came up.

 

[Riley]

Do you have the instructions for the boiler if so there should be a benchmark commissioning certificate in the back of it which will have been completed by the installing engineer

 

[BobbyJoe]

Yes I have the instruction manual which I have been using as guidance as well as the advice of forum users. There is a checklist page at the back which is blank and another page which the engineer is meant to sign/stamp which is also blank, no signed or stamped papers all are blank.
The flat didn't have a boiler in 2013 and it had a gas fire a few years ago and black water tank (now empty/disused) in the storage cupboard but the landlord changed it and got central heating put in along with the boiler. I looked at the pipes in the storage cupboard some have been cut off which probably don't mean anything.

 

[joni os]

Hi BobbyJoe , want to get at cause of your problem but don't want you to spend money with no result. An inspection or service of the boiler is unlikely to give answers. Worse the boiler belongs to your landlord, and having work done to it might not only contravene the terms of your tenancy but could absolve the landlord of his responsibilities. Have patience and if doctor can confirm skin condition improves when using kettle boiled hot water and not hot water from combi. then this is strong circumstantial evidence that combi is to blame. If skin condition persists attention should be focused on cold water supply. In either case the support of your doctor to confirm something at the premises is the probable cause of your condition, should enable you to cancel tenancy, "BY MUTUAL AGREEMENT", and get deposit returned. Keep notes, and confirm all conversations with landlord in writing.

 

[Riley]

Doesn't sound like your boilers been commissioned properly

 

[BobbyJoe]

I have started to use the water from the kitchen tap to clean etc...by boiling it using the kettle. I washed my face with boiled water and mixed it with cold tap water and it had a weird smell to it like bleach.