Heating issues in rented property

Dagon666

I've just moved into a new rented flat. Initially I was attracted by good EPC score (EPC C), gas central heating and the overall look & feel. It's my first day and all I can say is that I'm utterly disappointed. The temperatures outside are around 10 C while inside it seems to be 14 C with the heating off. The heating doesn't seem to be efficient enough to heat the property. There's one small heater in the lounge and one even smaller in the bedroom. The EPC report says (I didn't see the full report, before renting the place): "Roof insulated (assumed), Walls: insulated (assumed)" which makes me think no one really checked it and the whole EPC is not really truthful.

The boiler itself doesn't seem to be efficient enough to provide hot water. What I'm getting is a warm -ish water but not as warm as I would like it to be, even though the boiler is on the hottest settings.

I'm not sure how to approach this problem now. For sure I'll contact the agency/landlords and maybe ask for bigger heaters. I'm not sure what else could be done ? I'm kind of afraid that when the temperatures will reach it's minimums in Jan/Feb I may have a serious issue living in this property.

I would appreciate any advice. Thanks.

Alter_ego

Dagon666 wrote: »

The temperatures outside are around 10 C while inside it seems to be 14 C with the heating off.

How is it with the heating on?

HappyMJ

Dagon666 wrote: »

I've just moved into a new rented flat. Initially I was attracted by good EPC score (EPC C), gas central heating and the overall look & feel. It's my first day and all I can say is that I'm utterly disappointed. The temperatures outside are around 10 C while inside it seems to be 14 C with the heating off. The heating doesn't seem to be efficient enough to heat the property. There's one small heater in the lounge and one even smaller in the bedroom. The EPC report says (I didn't see the full report, before renting the place): "Roof insulated (assumed), Walls: insulated (assumed)" which makes me think no one really checked it and the whole EPC is not really truthful.

The boiler itself doesn't seem to be efficient enough to provide hot water. What I'm getting is a warm -ish water but not as warm as I would like it to be, even though the boiler is on the hottest settings.

I'm not sure how to approach this problem now. For sure I'll contact the agency/landlords and maybe ask for bigger heaters. I'm not sure what else could be done ? I'm kind of afraid that when the temperatures will reach it's minimums in Jan/Feb I may have a serious issue living in this property.

I would appreciate any advice. Thanks.

I personally have a rented property with a pumped thermostatic shower. Yes it's a little bit cool despite tap water being very hot. The shower is certainly not hot. You might have the same. You need to get into the control box of the pump and adjust the maximum temperature so it's warmer. It could be set on eco mode which will only give you a warm shower.

The previous tenant could have also turned the boiler's temperature down to save money. A condensing boiler is actually more efficient when the output and return temperature of the water is low but it takes ages to heat the house so to me defeats the point. See if you can turn the temperature of the boiler up to it's maximum setting. It won't be in condensing mode but you'll get a warmer house quicker.

The TRV's could have also jammed up. Take the TRV heads off the radiators and see if the pin is okay.

You might need to bleed the radiators as well.

Alter_ego

HappyMJ wrote: »

I personally have a rented property with a pumped thermostatic shower. Yes it's a little bit cool despite tap water being very hot. The shower is certainly not hot. You might have the same. You need to get into the control box of the pump and adjust the maximum temperature so it's warmer. It could be set on eco mode which will only give you a warm shower.

The previous tenant could have also turned the boiler's temperature down to save money. A condensing boiler is actually more efficient when the output and return temperature of the water is low but it takes ages to heat the house so to me defeats the point. See if you can turn the temperature of the boiler up to it's maximum setting. It won't be in condensing mode but you'll get a warmer house quicker.

The TRV's could have also jammed up. Take the TRV heads off the radiators and see if the pin is okay.

You might need to bleed the radiators as well.

Boiler is on the hottest setting - See post 1

theartfullodger

Write (yes, WRITE! - keep copy) to landlord, copy agent with any issues with the place - see here including example letter..
http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/repairs_in_private_lets

thesaint

You say that there are "heaters". Do you mean radiators?

Dagon666

You say that there are "heaters". Do you mean radiators?

Yes. I've wrote the first post in a rush. Just to clarify some things. Yes, I mean radiators. They are hot with the heating on. However as I've stated I suspect that they are simply to small to heat the property.

I had the heating on the whole day yesterday. The boiler has a simple mechanical thermostat. With the heating off the thermostat "clicks" around 12 C. After whole day of heating the temperature was maybe higher by 2 degrees (accordingly to the thermostat). It never reached the programmed 15 degrees.

G_M

First - never rely on an EPC. They are useless. as you've discovered, many answers are 'assumed', not actually checked.

Next, get out the boiler instructions and read them. If you don't have them either a) write to the LL at the address provided and ask for them or b) google the boiler make/model - most manuals are on the internet nowadays.

3) check all rads are working. When the heating is on, do all rads get hot? How hot? only the top of the rads? Only the botom? Or the whole rad?

4) check each rad for a thermostat

5) Why is the boiler stat only set for 15?

6) is this boiler stat for the hot water? Or is it a room temp stat? Where is the room stat?

7) Have you written to the landlord? A letter, sent to the named landlord, at the address provided for that purpose. Always report all issues by letter. Even if you phone with an issue and get an efficient response, follow up with a thank you letter outlining the problem and the solution. Then it is on record for the future

8) have you checked the insulation in the roof? Is there any? How thick? If none or thin, write as above requesting insulation. Point out to the LL he may be able to get it free.

davidmcn

The EPC isn't a check of how powerful the boiler is. If even your hot water isn't heating up properly then it sounds like you have a problem with the boiler, irrespective of what insulation might be lacking in the property as a whole.

Dagon666

Next, get out the boiler instructions and read them. If you don't have them either a) write to the LL at the address provided and ask for them or b) google the boiler make/model - most manuals are on the internet nowadays.

It's not a rocket science, there are two controls one for hot water & one for central heating. Both of them are set to max.

3) check all rads are working. When the heating is on, do all rads get hot? How hot? only the top of the rads? Only the botom? Or the whole rad?

Yes, they are blazing hot. It's not a matter of bleeding them or something. They are simply too small.

4) check each rad for a thermostat

All rad thermostats are fully open.

5) Why is the boiler stat only set for 15?

It doesn't matter. The boiler is constantly on anyway. The rads are constantly hot but the place is cold anyway.

7) Have you written to the landlord? A letter, sent to the named landlord, at the address provided for that purpose. Always report all issues by letter. Even if you phone with an issue and get an efficient response, follow up with a thank you letter outlining the problem and the solution. Then it is on record for the future

Not yet. As I've said, it's my second day there so far. I'm going to write an email both to the agent and the LL.

8) have you checked the insulation in the roof? Is there any? How thick? If none or thin, write as above requesting insulation. Point out to the LL he may be able to get it free.

I don't have access to the roof. Anyway, it's not in my obligation to be an insulation expert or anything like that. How am I supposed to know what amount is sufficient or how it even looks or should appear in the first place ?

It's not any of the technical issue which can be rectified by changing some boiler/rad setting. I'm pretty sure that simply a) the rads are too small and b) there is probably no insulation on the roof. Which is probably one of the main reasons since this is a top floor flat.

I was more hoping for some hints how to approach the landlord in this regard ? I mean, if I'm going to say that the water is barely hot he can always say that it's hot enough in his understanding... the same with the heating.

Lunchbox

You've only been there a day so if the property has been unoccupied it is probably very cold. Turn up the thermostat to between 18-21 and see if it warms up. The numbers on the thermostat itself aren't accurate. 18-21 C is largely considered comfortable living temperature. If you can't get the property to this temperature despite reasonable efforts, put it in writing to the landlord.

Top floor flats are usually warmer due to heat rising up from lower properties.

Running hot water (from a hot tap, not a shower) should be around 50 degrees C after running for over a minute. If it isn't reaching this temperature, put it in writing to the landlord pointing out his obligation to minimise the risk of Legionella.