A Dublin homeowner is facing over €20,000 in water damage after an air-locked tap in an upstairs council-owned apartment flooded his property, leaving him caught between an insurer denying liability and tenants unable to pay. The homeowner, who bought his house in the Cedar Wood area of Cherry Orchard in 2020, discovered the flooding in September 2024 when water cascaded down from the apartment above.
Water Damage Assessment and Block Insurance Limits in Cherry Orchard
An independent assessment pegged the repair costs at €20,809, according to details seen by The Journal. That figure covers specialist drying works, bathroom repairs, full electrical checks and replacements, plastering for damaged walls and stairs, and replacement flooring, skirting, a couch, and carpet cleaning. The apartment complex features a block insurance policy, but an escape of water excess set at €25,000 blocked any payout through that channel.
Dublin City Council Insurers Deny Liability for Cherry Orchard Flood
The homeowner contacted Dublin City Council to explain the situation, but the council’s insurers, IPB Insurance, rejected liability in a March 2025 letter. According to the insurer’s correspondence, IPB Insurance stated they could not see how liability attached to Dublin City Council, arguing there was no negligence on the council’s part and that the council is not responsible for tenant actions. The residents of the council apartment, who are in receipt of social housing, cannot afford to cover the damages, according to the homeowner, who is reluctant to pursue costly legal proceedings.
Previous Plumbing Reports and Unresolved Repairs
Evidence provided to the homeowner by the tenants indicates they contacted the council multiple times about plumbing issues in the months leading up to the September 2024 incident. At least two plumbing reports were submitted to the council earlier that year without receiving action, and the offending tap likely would not have stayed on if it had not been air-locked, the homeowner noted. While some basic repairs and furniture replacements are complete, heavy structural issues remain unaddressed. “There’s damage done in behind the wall – that’s my most pressing concern, with the installation – and damage done to the floorboards,” the homeowner said, noting the ordeal has cost him hundreds of hours of his life.
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