Boilers in Rental Properties

Many houses in the UK are poorly insulated, so, it is crucial that our heating and hot water supply is in perfect working order, particularly during the colder months.

Boilers are the most expensive appliances in rental properties and are essential for creating a comfortable living environment, therefore, it is in the landlord’s best interest to ensure they are properly maintained. The 1985 Tenancy Act states that landlords have a legal responsibility to repair and keep hot water and heating in working order.

Breakdowns are one of the most common reasons for property damage and insurance claims from landlords, due to water damage from leaking boilers which typically occurs due to frozen pipes during the winter months.

Key points about boiler service in a rented property: 

Landlord responsibilities:

• As well as the obvious benefits of a functioning boiler, landlords have several legal obligations regarding the upkeep of the boiler in their rental property. They must ensure the rental properties they manage are safe and comfortable and that tenants are not vulnerable. This includes ensuring the property has a safe, fully functioning, and well-maintained heating and hot water system. 

• Landlords’ legal responsibilities regarding boilers are laid out in the Landlord and Tenant Act (1985) In accordance to the Act, landlords are obligated “to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water.” They must always arrange boiler repairs and ensure its safe and proper upkeep. 

• Where tenant properties are heated using a gas boiler, landlords must also comply with the Gas Safety (Installation and Use) Regulations 1998. These regulations state that landlords must ensure that all gas appliances are maintained and in a safe condition. They must also arrange annual gas safety checks for all relevant gas appliances.
• According to the Gas Safety Regulations, landlords are legally required to have the boiler serviced annually by a Gas Safe Engineer, to ensure its safety and efficiency. A copy of the gas safety report must be kept safe for a minimum of two years. Tenants must be provided with a copy of the gas safety certificate within 28 days of it being completed. Landlords must ensure that new tenants are provided with a copy of a valid gas safety check before they move in. 

• The landlord is solely responsible for organising and paying for servicing and breakdowns, (unless the breakdown is due to tenant misuse).

• Boiler repairs must be arranged within 24 hours of a problem being reported. 

• Landlords must install a fully functional CO2 alarm in every habitable room that contains a gas appliance.

Tenant responsibilities:

• The tenant is responsible for the day-to-day operation of the boiler, heating, and hot water systems. This could involve tasks like turning the heating on and off and setting heating and hot water schedules. 

• Boilers gradually lose pressure, so the tenant is responsible for re-pressurising the boiler, as and when needed.

• Tenants must keep the temperature of the property maintained to prevent freezing. They are responsible for the day-to-day operation of the boiler, heating, and hot water systems, for example, turning the heating on and off, and setting operational schedules.

• The tenant must promptly report any concerns or problems with the boiler as soon as they occur.

• While tenants not responsible for arranging the service of their boiler, they do have a responsibility to ensure that they are using it correctly, or they could be liable for repair costs.
• They must provide access to the property for the engineer, when scheduled for a service.

Other benefits of boiler maintenance

Maintaining the boiler will keep the warranty valid, as without this, any costly maintenance and repairs will no longer be under warranty cover. A well-maintained boiler will run at its optimum efficiency, reducing wasted fuel, and saving money on heating bills. It also prevents minor issues developing into larger and more costly problems, leading to replacing the boiler entirely. Then there is the safety element, as boilers burn highly flammable fossil fuel that creates harmful fumes such as carbon monoxide, therefore it is vitally important that it is regularly serviced to prevent harm.

What does a boiler service involve?

A boiler should have two different checks each year: a boiler service and a gas safety check. Some gas safety checks also include boiler servicing and vice versa, but this is not always the case, so it is always best to check.

The engineer will:

• Examine the venting and check for any visible faults
• Check the pipework for holes and leaks
• Visually inspect the air outlet and intakes to check for blockages
• Test the control settings and digital interface
• Test safety mechanisms, to ensure operation
• Thoroughly clean the system and remove any visible dirt and debris
• Examine all wiring and connections
• Examine the boilers water for irregularities
• Conduct a final test, once all tasks are completed

What information should be included on the safety certificate?

• The appliance that has been tested
• The result – a pass or fail
• Any repairs that need to be conducted
• The registered engineer’s details
• The property address and the landlord’s details

Heating

Landlords are also responsible for ensuring the heating system is in good working order to heat the property throughout the year. The minimum standards state that the property must be maintained to at least 18°C in bedrooms and 21°C in living rooms when the outside temperature is below 1°C.

Bleeding radiators

Air can build up in radiators, preventing the hot water from flowing through them, which will cause loss of heat. Bleeding radiators is considered standard practice of heating system maintenance.

The landlord is responsible for ensuring the radiators are bled prior to tenancy, however, the tenant is responsible for this during the tenancy, although, as some tenants will not know how to do this, they might call on the managing agent or landlord for help.

Hot water

The landlord is responsible for ensuring tenants always have access to hot water in kitchen and bathrooms. This also means that all plumbing is in good working order. The complete loss of hot water access in the property is considered an emergency and should be immediately dealt with.

Tenants are responsible for proper use of the hot water outlets and reporting issues as soon as they occur, including leaks, however minor, as these can develop into major problems.

What if a landlord does not fulfil their legal boiler obligations?

Landlords failing to maintain or repair a boiler in a property will put tenants at risk from an unheated home and the property could also suffer. Without heating, the property may develop condensation, damp, and mould issues, causing a more unsafe living environment and damage to the property over time. 

Landlords that will not comply with the laws surrounding boiler maintenance, repair, and gas safety endanger their tenant’s safety and well-being and could face fines, legal action, or even imprisonment. 

What is a Gas Safety Check? 

A gas safety check covers all gas appliances within a property, not just the boiler, and should always be conducted by a professional and qualified Gas Safe engineer.

During a gas safety check, the engineer will check that all gas appliances within the property are in good working order. They will also inspect the property’s chimneys, flues, and ventilation channels. 

When inspecting the boiler, the engineer will check the boiler pressure, air supply, and safety devices. They will also check how efficiently the boiler is burning gas. 

At the end of the gas safety check, the engineer will issue a gas safety certificate that gives details of the inspection and any potential safety issues detected or remedial work needed.

Landlords must give all tenants a copy of the most recent gas safety certificate when they move in and within 28 days of a gas safety check. 

What is Landlord Boiler Cover? 

Landlord boiler cover is a type of insurance policy for landlords that covers the cost of boiler callouts, parts, and repairs. 

There are various levels of cover, including boiler only, boiler and central heating, and home emergency cover. Home emergency cover usually includes boilers, heating, plumbing, electrics, home security, and more. 

Many landlords’ boiler cover policies are all-in-one solutions that include boiler insurance, annual boiler servicing, and gas safety checks. 

Signs that your boiler may need replacing 

Landlords rely on property inspections, boiler servicing, gas safety checks, and tenant feedback to assess when it is time to invest in a new boiler. 

As a rule of thumb, it is best to replace a boiler in a buy-to-let before it reaches 15 years old, as you may struggle to find a provider that will offer cover for boilers over this age, and if they do agree to cover it, you will find yourself hit with a pricey excess charge. 

As well as the boiler’s age, the following warning signs could indicate that it is time to replace the boiler in your buy-to-let. 

Frequent problems – If tenants are frequently reporting problems with the boiler’s performance, or it keeps breaking down, then it could be a sign that it is reaching the end of its life. Rather than repeatedly paying for repairs and troubleshooting problems, it may be more cost-effective and less hassle for everyone involved to have it replaced. 

Gas leak – If your tenant ever reports a funny smell coming from the boiler, it is a gas leak. A gas leak is an emergency, and tenants should be instructed to open all the windows and doors and get everyone out of the property immediately. The Gas Emergency Services should be called free on 0800 111 999.

Once a boiler has had a gas leak, it is unsafe and must be replaced. 

Rising energy bills – Modern boilers are more energy-efficient than older models. If energy bills seem to be inexplicably high, it could be down to the boiler’s age. Investing in a new and more efficient model will benefit both the environment and the billpayer’s wallet. 

It is difficult to get hold of parts for repairs – If it is becoming difficult for engineers to source the parts for boiler repairs, this could be a sign that it is getting old and needs replacing. As parts become more difficult to source, this tends to increase the price of repairs. If the boiler needs frequent, expensive repairs, it may be more cost-effective to replace it now. 

Yellow flame – The flame inside a boiler should always burn blue. If a tenant reports that the boiler’s flame is yellow, this is a sign of a fundamental problem. A yellow flame could mean the boiler is leaking poisonous and odourless gas carbon monoxide.

Often, a simple repair can rectify the problem when things go wrong with a boiler. But it may be safer and more cost-effective to invest in a new boiler if the boiler is old, has had a serious fault, or is frequently breaking down. 

Looking after the boiler in a rental property keeps tenants happy and prevents property managers and landlords from FFHH failure to comply with boiler maintenance laws and regulations, which can have serious legal repercussions, so boiler care should always be a priority. 

Can proptech help in FFHH compliancy with boiler maintenance?

It can! With KPR’s seamless automated scheduling and reminders for certificates and expiry dates, property managers and landlords will never miss a deadline.

Our software also has a dedicated Tenant Portal, which they can report any maintenance and repair issues using their smartphone, to scan a unique QR code exclusive to their rental property. They can submit photos and videos of the issue to a set template, with supporting notes.

At KPR we understand the ever-changing demands of the industry and strive to address the issues agents and property owners face.

We have our own in-house development team with knowledge on modem technology and methodologies, which keep KPR software current, and always focusing on the next level.

If you would like to speak with us about how we can assist you and your business, feel free to speak with our helpful team today!

0208 542 2333

hello@kpr.global