Property survey suggests replacing boiler

User4search

Hi guys
Please can you advise on below survey details from surveyor. Thanks
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The heating is provided by a back boiler which is located in the fireplace behind the gas fire in the dining room.I was unable to identify the exact model of appliance but it appear to be from Baxi Bermuda range, it is of some age possibly 15 to 20 years old maybe more, it will have a seasonal efficiency of about 70 to 80% as a maximum. These types of boiler ceased 

production some time ago and parts may be expensive or hard to find.

Since 2005, the Building Regulations state that all newly installed domestic boilers should be high efficiency condensing boilers and further since October 2010 only boilers that are 88% or more efficient were allowed. Then in April 2018 a policy has came into force that requires new minimum performance standard for domestic gas boilers in English homes to be set at 92% ErP (Energy related Product).

It should also be noted maintenance costs will increase over time and many boilers may need replacing after 10 or 15 years. The boiler heats central heating system directly and produces hot water for the cylinder, I recommend that you upgrade to a new, more efficient boiler to help reduce fuel bills and carbon dioxide emissions, please see my further comments below in G5 Water heating.

There is a programmer (timer) and a thermostat in the hallway. Thermostats turn the heating on until it reaches the temperature set, and then off until the temperature drops.Where they could be seen there are TRVs (thermostatic radiator valves) on radiators for individual room temperature control.

Thermostatic radiator valves do not control the boiler; they reduce the flow of water through the radiator which they are fitted to when the temperature goes above a certain setting.Some radiators have plastic end caps missing.On the day of the inspection the heating was on, and it was extremely hot in the property.A visual inspection was carried out of the radiators, pipework and boiler to detect leaks,corrosion and other common defects.I am not aware of a maintenance contract and your legal adviser should raise enquiry with regard to service records. If no service has been conducted within the last 12 month period you should arrange to have this undertaken by a Gas Safe registered engineer or British Gas prior to commitment to purchase.The absence of any documentation at the time of the inspection necessitates the 

imposition of a condition 3 rating.

Additional information.

Most repair and maintenance work ought to be carried out by a professional engineer.I recommended that you obtain an estimate to replace the heating system so that you are fully aware of the costs involved.

The current radiator system may not be able to with the higher water pressure that is delivered by a replacement boiler, so you may have to consider changing the radiators.Condition rating 3 Defects that are serious and/or need to be repaired, replaced or investigated urgently.

NameUnavailable

There's an older back boiler heating system that may need replacement if something goes wrong with it down the line.

fiveacre

The advice the surveyor has given is pretty good - the boiler is old, it might be difficult to service and will probably need replacing in the next few years. You should ask the vendor, via your solicitor, for service records or when it was last serviced. It could be that it's already not in good working order, which would make a replacement rather more urgent.

Changing the radiators? Maybe but pretty rare for a boiler swap out.

GJB1954

Having looked at a property with a condemned back boiler. Then looking online and asking here. Rough cost for removal / make safe around 3k. This due radiators pipework approx 20 years plus old. Then new system depending on size property 3/3.5k. This without remedial works to install.  Would ask local heating engineer for full quote and ask also if includes flooring , plastering etc. Also check electrical supply. This may require update also. 

User4search

fiveacre said:

The advice the surveyor has given is pretty good - the boiler is old, it might be difficult to service and will probably need replacing in the next few years. You should ask the vendor, via your solicitor, for service records or when it was last serviced. It could be that it's already not in good working order, which would make a replacement rather more urgent.

Changing the radiators? Maybe but pretty rare for a boiler swap out.

Owner did mention to me that boiler is being yearly serviced by British gas So  they should have service records.  Probably i need  to have same service policy with British gas and replace boiler in future.  Would be expensive to get replacement but let see. Thanks  I don't think owner would be contributing to cost if I ask to replace now. 

FreeBear

User4search said: The heating is provided by a back boiler which is located in the fireplace behind the gas fire in the dining room.I was unable to identify the exact model of appliance but it appear to be from Baxi Bermuda range, it is of some age possibly 15 to 20 years old maybe more, it will have a seasonal efficiency of about 70 to 80% as a maximum. These types of boiler ceased production some time ago and parts may be expensive or hard to find.

Now't wrong with a Baxi - I have one myself. There is precious little inside, so very little to go wrong. No fancy electronics to blow up.. About the only part that is difficult to get hold of is the heat exchanger, but that is one solid lump of cast iron, so unlikely to burn out. Whilst they are not the most efficient of boilers, a smart control will pay dividends and save a bit on gas consumption - Something like the Drayton Wiser would work quite well.

ratechaser

I have no doubt that any survey on my house would say more or less the same thing about my boiler - 20ish years old, old, inefficient, etc etc. Get the same from BG when they service it each year. They'd love to flog me a new one.

And yet it carries on, reliably, year after year, like the indestructible tank that it is. One day it will give up the ghost, but that 'one day' has been a very long time coming so far...

Falafels

I replaced a Baxi Bermuda with a modern condensing one about four years ago (it was a faithful old beast, having been in place when I moved in in 1995, but really was in need of a decent burial!) The radiator system was fine with the new boiler - just like the engineer who installed it said it would be.

FreeBear

Falafels said: I replaced a Baxi Bermuda with a modern condensing one about four years ago

Do you have any idea of how much gas you were using with the Baxi compared to the current boiler in terms of KWh ?

User4search

Thanks , in report Surveyor has mentioned that 

The heating is provided by a back boiler which is located in the fireplace behind the gas fire 

in the dining room.  Is this problem?

Falafels

FreeBear said:

Falafels said: I replaced a Baxi Bermuda with a modern condensing one about four years ago

Do you have any idea of how much gas you were using with the Baxi compared to the current boiler in terms of KWh ?

It's difficult to tell precisely, as I was only resident part-time for most of the three years I still owned the house after the boiler was installed - I sold the place in 2020. Obviously the bills were lower, but I couldn't say how much of this was due to efficiency.