Do electric boilers really need servicing?

scarletjim

In the 10 years I lived in my flat, I only had someone come out to the boiler 2 or maybe 3 times when we had a problem. The flat maintenance contract company is now insisting that every flat's electric boiler is serviced every year:

1. Can they legally do this? (The way it works is as follows - they have added £55 per year to each flat's maintenance charge, and have made a deal with a local boiler bloke to service them all. If you 'opt out' and have it done by someone else, you pay for it, provide evidence, and they will return the £55 each year). But isn't it 100% up to me how often I service my boiler?

2. Is it even necessary? I understand why you would want to service a gas boiler, but is there much point in servicing an electric boiler? Is it any different to having a kettle or other electric device 'serviced'? Is it just a waste of money?


Happy to do it if advisable, but don't want to be ripped off...

CashStrapped

Are you a leaseholder? I assume you are. Is your landlord/freeholder a private individual, company or is it a housing association/council?

What does it say in the your lease? Who installed the boiler?

Usually the freeholder can only charge for maintenance on shared communal areas and building fabric.

However as I said, it depends on your lease.

The best people to speak to are LEASE http://www.lease-advice.org/ who are a free advice service for leaseholders and can assist you further with what costs your freeholder/landlord can pass on to you.

With regard to your boiler, it depends on the type of boiler and what the manufacturers recommendation are. It is probably more of a safety check than a service.

ChumpusRex

Unvented water heaters (mains pressure hot water systems) are an explosion risk, so it is strongly recommended that they are inspected annually (but not legally required).

It is not unknown for freeholders or building management companies to ask that individual leaseholders ensure that this maintenance is performed, but I don't think I've ever heard of any management taking it into their own hands.

scarletjim

Thanks - let me clarify:

I am a leaseholder, and I rent my flat to two friends. When I say the 'flat maintenance contract company', I should point out that this is actually the residents association, who have set up a company to manage the running of the complex, having been unhappy with the freeholder's running of it (I will edit original post to clarify). But I fear they are now making decisions outside of their remit...

The boiler was installed 16 years ago by the freeholder's builders when the flat was built. I guess I need to dig out the lease and see what it says. When I've indicated previously that my lease probably doesn't enforce this, the reply was that most residents agreed with it, so I was outvoted - but surely they can't just do whatever they like because it's been voted for?

I will find out the boiler brand next time I'm there, and will investigate that website and perhaps ask them. Thanks for your help.

scarletjim

ChumpusRex wrote: »

Unvented water heaters (mains pressure hot water systems) are an explosion risk, so it is strongly recommended that they are inspected annually (but not legally required).

This was my original assumption. But when I googled it, the first three results said it was really unnecessary:

http://dhsblog.co.uk/2012/06/18/advantages-and-disadvantages-of-an-electric-boiler/
http://home.wikia.com/wiki/Electric_boilers_explained
http://www.electriciansforums.co.uk/central-heating-systems/70504-electric-boilers.html

I know you can't believe everything you read on websites, and I know that 3 isn't a very big sample, but those results led me to ask on here... Are they just missing a major danger?

Cardew

have you checked with the manufacturer?

Richie-from-the-Boro

- what boiler ?, do you mean PartL immersion heater ? you are asking opinions on exactly what ?
- what space heating ?, is it fed by the boiler as in pumped underfloor, or wet as in radiators
- or are you bog standard E10 or E7 storage heaters and cold water fed direct hot water

I've never heard of this being mandatory even within the social housing sector. Ask for a copy of the minutes and find out the 5 W's,

- who voted / said
- what
- when
- where
- why

CashStrapped

Ok so it is a freehold that is managed by the leaseholders.

Regardless of whether the Freeholders as a collective vote to repaint your front room, they do not have the right to unless it is stipulated in your lease.

Freeholders must follow the guidelines for qualifying long term agreements for maintenance contracts.

However as mentioned this only normally applies to communal areas, grounds and external building structure.

So first, ring LEASE tomorrow, they offer free legal advice for leaseholders (have your lease to hand) and they will go through what you are and are not obliged to comply with.

Look on your boiler (is it a wet electric system?) and find the manufacturer name and model number and look for the manual and see what they recommend in terms of maintenance.

Unless for some bizarre reason you lease says otherwise, you are solely responsible for your heating system. The freeholders should not be able to charge you a proportion of the maintenance contract for items that do not fall within the stipulations in your lease.

Ianwzzz

I have an Amptec electric boiler and its says in the instructions to check the electrical connections are tight once a year.

ChumpusRex

Electric wet central heating boilers (as opposed to water heaters) need little maintenance.

There is no legal requirement for inspection, but it would be good practice to inspect the wiring, check for corrosion and retighten wire connections on an annual basis. As with any wet central heating system occasional refilling/inhibitor dosing/power flushing/expansion vessel inspection is recommended.

This is separate for any maintenance for an unvented hot water tank (whether gas or electrically heated), which although not legally required is a good idea due to explosion hazard.