Existing boiler flue too close to internal corner (& isnt sealed)

Nilesprice

Hi All, I'm trying to sell my late Dad's flat and our prospective buyer's gas report came back with a fail because the boiler's flue is too close to an internal corner (& isn't sealed but i don't think this is a big job). To progress, the buyer wants us to move the boiler to somewhere else in the flat and replace the boiler at the same time. My understanding was the flue regulation only applies to new installations and shouldn't impact the existing one as it's circa 20 years old (but works fine). The existing boiler is in a bedroom which isn't ideal so I get why the buyer might want to use this as a means to force us to reposition it and upgrade it. Any help would be greatly appreciated as this sale has been dragging on for over a year. 

grumbler

I am no expert, but even if there is a problem with closeness to the corner, it can be solved without moving the boiler. There are various kits for extending a flue, e.g.

Of course, the buyer wants to negotiate the price down and can demand whatever they want, but, IMO, this has nothing to do with legal requirements.

alleycat`

My view, for what it's worth, is that if it's legal "for it's time" then, whilst not ideal, it's what it is.

It's unclear if the report is saying it's illegal from back when it was installed or just no longer "best practice".

If it's illegal / dangerous then it'd be hard to sell and will need remediation anyway.

If, however, it's legal then they can choose to accept it as something that needs addressing as part of the cost of purchase or they can choose to not accept it and move on.

Nilesprice

grumbler said:

I am no expert, but even if there is a problem with closeness to the corner, it can be solved without moving the boiler. There are various kits for extending a flue, e.g.

Of course, the buyer wants to negotiate the price down and can demand whatever they want, but, IMO, this has nothing to do with legal requirements.

Thanks for the reply. The report was paid by the buyer (conflict of interest i know) but i'm trying to find out what the regs were when it was installed (i think 20years ago). It's a top floor flat and if we could get an extension piece to bring the flue out past the eves i think it might work (coupled with a long upward extension in your pic). I havent seen an example of this but hopefully it exists! 

Here's a pic of the current install...

grumbler

https://www.youtube.com/watch?v=nw-fU06YuQs

jefaz07

Nilesprice said:

grumbler said:

I am no expert, but even if there is a problem with closeness to the corner, it can be solved without moving the boiler. There are various kits for extending a flue, e.g.

Of course, the buyer wants to negotiate the price down and can demand whatever they want, but, IMO, this has nothing to do with legal requirements.

Thanks for the reply. The report was paid by the buyer (conflict of interest i know) but i'm trying to find out what the regs were when it was installed (i think 20years ago). It's a top floor flat and if we could get an extension piece to bring the flue out past the eves i think it might work (coupled with a long upward extension in your pic). I havent seen an example of this but hopefully it exists! 

Here's a pic of the current install...

What boiler is it? A Vaillant?
There are balcony kits and such like available. 

If you tell us the model it will be easy to find a manual to see the flueing standards. 

Nilesprice

I'm pretty sure its a Valiant turbomax plus (824e) and having looked at the manual, it shows only 25mm needed from internal wall/eve so actually the existing placement should be fine? 

EssexExile

Nilesprice said:

Hi All, I'm trying to sell my late Dad's flat and our prospective buyer's gas report came back with a fail because the boiler's flue is too close to an internal corner (& isn't sealed but i don't think this is a big job). To progress, the buyer wants us to move the boiler to somewhere else in the flat and replace the boiler at the same time. My understanding was the flue regulation only applies to new installations and shouldn't impact the existing one as it's circa 20 years old (but works fine). The existing boiler is in a bedroom which isn't ideal so I get why the buyer might want to use this as a means to force us to reposition it and upgrade it. Any help would be greatly appreciated as this sale has been dragging on for over a year. 

Or they could buy the property and move it to wherever they like, it just sounds like a bargaining ploy to me. You could do the work they request and they still may not buy the place.

Martin_the_Unjust

Sale dragging on for over a year?

Just say ‘no’ and put it back on the market, take your estate agents advice regarding how much to increase the asking price by.

DRP

Martin_the_Unjust said:

Sale dragging on for over a year?

Just say ‘no’ and put it back on the market, take your estate agents advice regarding how much to increase the asking price by.

Yes this.

It has been a year and they're just getting to the point of noticing a flue?

Tell them how much property prices have increased over the last 12 months, and that they're lucky you're not putting the asking price up!

jefaz07

Nilesprice said:

I'm pretty sure its a Valiant turbomax plus (824e) and having looked at the manual, it shows only 25mm needed from internal wall/eve so actually the existing placement should be fine? 

If it is more than 25mm then yes. It’s fine.