Electric boiler

whiteheadrupert

Hi - we have a 2005 8th floor flat with an old Powermax 155x combi boiler that has now given up - and is not repairable.

Due to positioning in the flat, we're unable to get a condensing gas boiler without costs of >7K due to the need to move everything, and for 8 storeys of scaffolding to sort the flue out.

Our choices seem really limited - so we've been consulting electric boiler technicians, as this is what some other residents seem to have opted for.

However, my concern is that the storage boilers on a timer thermostat will massively overuse electricity - our needs are tiny. In 3 years we've had the central heating on for 2 days. We just don't really need it. However, we do need 2 showers worth of hot water a day, so we just switch the boiler on when we need it. We're not sure this pattern fits in with the off-peak, timer driven model that electric boilers seem to work with. I've seen people rack up £500 electricity bills in a month by not being careful, so I really don't want to spend 3k on a boiler that will then cost us a fortune.

Has anyone got any advice/experience with this situation? Thanks.

Cardew

Welcome to the forum.


You can get an exemption certificate that enables you to fit a non-condensing boiler.

http://www.planningportal.gov.uk/uploads/br/BR_PDF_PTL_GASHEATADVICE.pdf

Do I have to have a condensing boiler?


No. You should have a condensing boiler fitted if it is reasonable to do so, but the


law recognises that non-condensing boilers are acceptable if it would be


too difficult to install a condensing


boiler in your home. Your installer will tell you whether your circumstances are too difficult.




How will installers decide


whether my circumstances


are too difficult?






They will use the assessment


procedure given in the Building


Regulations Approved Document L1,


which you can see in libraries or on




our website (www.odpm.gov.uk).

https://www.mrcentralheating.co.uk/boilers/boilers-by-type/non-condensing-boilers?gclid=CIPlncu1g8kCFcFAGwod3qoFWg

Cardew

Re the above - many installers just can't be bothered with the above procedure.


Whilst it might not be economic the repair boiler, a good plumber would also be able to source and replace all the innards in the case.


You might also consider getting an electric shower?

lstar337

Are you talking about an insulated tank for hot water, or an on-demand water heater for hot water and wet central heating?

The former (on-demand) type will cost an absolute fortune to run.

Are you sure the old boiler is not repairable?
Why not replace like for like?

whiteheadrupert

Re: Exemption - as above, no one can be bothered with that procedure.
Re: Repair - Powermax 155x dangerous, and parts no longer made for it - trying to keep flat sellable, as only want to be in it for 1-2 years more. 200 other flats in my unit with the same boiler, hoping that having a new one will make it more sellable (unlikely to contribute to value, but will hopefully at least make it more appealing).

They were talking about a Thermaflow - which as far as I can see is a storage electric boiler for hot water and wet central heating - they advise going onto an offpeak contract with Scottish Power to minimise costs. I know it'll cost more than my current situation, but I can't see many other ways out.


Thanks so much for all your help.

Cardew

The parts for the boiler might not be manufactured, but they still can be sourced. They can for my 30 year old boiler. As an example, this on EBAY is a brand new boxed gas valve for your boiler.


http://www.ebay.co.uk/itm/POWERMAX-155X-GAS-VALVE-P742-P179-/250718115838?_trksid=p2141725.m3641.l6368


Why don't you attempt to get an exemption certificate yourself?


If you go to BGas or other large plumbing firms, they won't be interested. However a local independent plumber should take on the job.


Getting any form of electric Central Heating will not only cost a lot, but will lower the value of your flat.

lstar337

Cardew wrote: »

Getting any form of electric Central Heating will not only cost a lot, but will lower the value of your flat.

This.

Wet electric heating is just about the worst possible heating system there is. I would rather buy a flat with a broken boiler than one with a wet electric system.

whiteheadrupert

Really, they're that unappealing? Is it just the running costs that put you off? Having to have a serious rethink here....

Cardew

whiteheadrupert wrote: »

Really, they're that unappealing? Is it just the running costs that put you off? Having to have a serious rethink here....

Not just running costs.


Although taking that issue first, you would need to change tariff to an Economy 7 tariff; which means you pay a premium for all other electricity used in the other 17 hours.


To have sufficient hot water for 2 showers daily you will need to heat the water every night.


You will need to find room and weight bearing structure for a large Hot Water tank.


If you cannot get your old gas boiler repaired, or an exemption to enable a non-condensing boiler to be fitted, I personally would pay the £7k rather than revert to electricity.


Incidentally who told you that your 10 year old Potterton was dangerous and un-repairable? Not British Gas by any chance?


Have you spoken to Potterton?

macman

whiteheadrupert wrote: »

Really, they're that unappealing? Is it just the running costs that put you off? Having to have a serious rethink here....

Just the running costs? Yes indeed, since they'll be around 250% higher than with mains gas. Any savvy buyer will not even consider a property with electric wet CH.

lstar337

Running costs are a huge issue, but it's not just that that puts me off.

Maintenance on GCH is acceptable because the initial fuel is so cheap, but replacing parts and doing maintenance on a wet system when you are paying huge electric prices is crazy.

One of the few advantages of electric heating is that you don't have the fuss of pipes running everywhere, possible leaks developing, system flushing, pipes blocking, pumps and valves breaking down.

Seriously, anybody who knows wet electric systems wouldn't touch them.

If you must go electric then I would suggest modern night storage heaters, and a smaller water tank for E7 hot water.

I think you probably still have options with gas though, just need to find somebody willing.