Same or next day
The tank overflow is running down an outside wall
A steady trickle — or a stream — runs from the overflow pipe at roof level and down the villa's wall, often leaving a stain. The tank is filling past its normal level because whatever should stop it filling is not doing its job.
Water Tanks
Normally scheduled work. Overflow and total supply failure are handled as urgent.
Call nowRequest a tank service on WhatsApp01LIKELY CAUSES
What usually sits behind this symptom, and what tells one cause from another.
Float valve worn or its washer failed
Water level rises above the overflow with the float fully up.
Float arm misadjusted or float damaged
Float sits too high or has taken on water.
Supply pressure higher than the valve can close against
Valve closes at low pressure but passes at full mains pressure.
02BEFORE ANYONE VISITS
What you can safely check.
- Check whether the overflow runs constantly or only at certain times.
- Note any stain or algae on the wall below the overflow.
- Do not climb onto the roof to reach the tank without safe access.
- Watch the water meter — a running overflow is water you are paying for.
03WHAT WE MEASURE
We inspect the float valve, its arm and washer, check the water level against the overflow, and observe the valve closing under supply pressure. The tank is inspected at the same visit for condition and sediment.
04IN A VILLA
Villa tanks are usually on the roof, out of sight, and the first sign of a failing float valve is often a stain on a wall or a higher water bill. Roof heat also ages plastic valve parts faster.
05THE FIX
Which repair, and when.
A running overflow wastes water constantly, stains and erodes the wall below, and can saturate the ground near foundations.
Replace the washer or float valve
The valve no longer seals.
Adjust or replace the float
The float is misadjusted or damaged.
Fit a valve suited to the supply pressure
The existing valve cannot close against the pressure.
06Typical villa tank service
AED 450 – 1,100 depending on size and access
Driven mainly by tank volume, number of tanks and how difficult the access is. Float valve and inlet repairs are usually a separate, much smaller item and are quoted at inspection.
07QUESTIONS
- Can the tank be cleaned at the same visit?
- Often, yes. Draining the tank for a valve repair is a good moment to clean and inspect it.
- What does a tank service typically cost?
- Our published band for a typical villa tank service is AED 450 – 1,100 depending on size and access.