renting - boiler never worked properly

eld

Hi guys just looking for a bit of advice.

Since i moved into the new place (July) the boiler has never worked properly, the pressure will just dissapear if the heating isn't on or if hot water isn't running through it.

Most of the time our letting agent ignores our messages about it.

This has gone on for too long and i'm beyond fedup of it.

We can't keep leaving the heating on as our gas bill is going to be insane and i'm pretty sure witholding rent will just get us evicted, any hints?

anselld

Not sure what you mean. What is actually happening?
It is winter so you will need the heating on. Presumably you are running hot water. So what exactly is not working?

Certainly witholding rent is not the answer, you need to write to the LL/LA with you issues, but in needs to be clearer what the issue is.

eld

Okay let me try this again:

If some form of hot water is not running through the boiler the pressure drops and the boiler cuts out.

Yes it is winter and we use the heating, but not All the time, if the heating is off for say 4 hours, bam the pressure is gone and the boiler doesn't turn on again.

G_M

Have you reported this in writing to the landlord?
If not, do so. In your letter, ask him/her to contact you to arrange a convenient time for a heating engineer to come. Send a copy to the agent.

Is it a gas boiler? If so, have you got a gas safety certificate and when was it dated?

Looking further ahead, if you continue to have difficulty, read the Shelter advice on repairs.

clutton_2

if the pressure drops it could be a couple of things... are there any leaks in the system at radiator joints etc ? Have you tried topping up the boiler with water each time ? - that should allow you to switch the boiler back on again.....

It could also be a Pressure relief value needs attention/replacement (i think !) - but it is definitely your LLs responsibility in law to keep a system of heating under good repair.

Read Shelters website as ot how to deduct repairs from rent.... there is a specific procedure to follow

poppysarah

Report by phone and letter. Don't mess beyond checking thermostat. A boiler is not a posh rubics cube

anselld

What do you mean by "pressure will dissapear"? How is that indicated?

If it is a combi boiler (heats as it goes) and you are seeing that on the pressure gauge on the boiler then you can top up the system to 1bar using the fill tap below the boiler. Do it when system cold and don't over fill. However if you need to do this regularly it means there is a leak somewhere in the system or the pressure relief valve is leaking to outside.

If it is something else can you please explain what you mean by pressure dissapearing and what is indicating that to you?

ironflower

Hi eld,

firstly, boiler problems are one of the most frequent problems in property - and your agents should not be ignoring your calls.
I would call once more, leave a message, and / or send them an email if you can, detailing the problem. If the agency stipulates that they have a 24 maintenance line, then they have a responsibility to deal with the problem quickly. You should have been provided with information on their property maintenance procedures when you moved in.

If you get no further response, you can do the following:
- call the Landlord directly, if you have their information. Often, cutting out the agent and going straight to the landlord means that the problem gets fixed straight away.
- try and find a different number for the company - if you're calling the maintenance line, try calling the new lettings line for the same company (As if you were interested in a property). Call and ask to speak to a manager, and relay that you have thus far been ignored.
- visit the office in person. (not always possible if you work, or have other commitments, but ultimately you simply can't be fobbed off if you're standing in front of them)

if you still have no joy, call your local council's Environment Health Department, and explain the repeated issues with the boiler and explain that it has not been working since July. They will contact the agency and the landlord, and they will help you resolve this.
In some extreme cases, you have the right to with-hold your rent if maintenance is not completed on the property and it is not liveable. Environmental Health can advise you the ins-and-outs of this, as sometimes it differs from council to council, but ultimately, this would be your last resort, and trust me, they will be very receptive with the bad weather we are having.

Things you absolutely should NOT do though:
- DON'T fiddle with the boiler yourself -- the agency can then claim any further problems after you have done this are YOUR liability
- DON'T hire your own tradesman to fix it thinking you can pass the bill onwards. The Landlord will have signed a management agreement with the agency, if work is not authorised, they will not pay for it, and you will be left with the cost.

Hope this is helpful.