7K to replace a boiler?

littlewillow87

I have a rental property in Scotland. 
During a Gas Safety Check, they established that the flue is leaking at the bend above the ceiling in hallway, signs of flue leaking back into the boiler and that the boiler is old and in poor condition. It was identified as immediately dangerous and the gas supply has been capped, leaving the tenant without heating or hot water. 
I was quoted £7,200 to replace the boiler (see quote below). It seems much higher than I expected.
Other suppliers said it would take them a few days to attend the property. Of course we want this to be fixed or replaced asap. 

Any advice would be much appreciated.

Their list of work for £7,200 (including VAT):

-Remove the old boiler and cap off the old flue

-Install a new Glow-worm ultimate in the bedroom cupboard

-10 years warranty

-Horizontal flue

-System filter

-Add inhibitor

-Move all the pipes from the existing boiler to the new boiler position in the ceiling space we will have to cut hatches for this we will put them back up but a painter will be required

-Condensate pump

-Condensate extra hose to run over the ceiling

-Co alarm

- Complete the warranty for the landlord

-Gas safety certificate in the property

-Remove the rubbish and clean

Chrysalis

My old boiler had to be replaced due to flue having an issue, I helped my LL pay for it, I dont know the final cost as the cost of labour is something he negotiated himself, this is the boiler, that he replaced my old one with, can see the purchase cost is nowhere near 7k, but as I said dont know what he paid for labour, the boiler was also moved so was some new piping, including the old flue being completely removed not just capped off.

https://idealheating.com/products/logic-plus-heat

Slinky

Regarding costs of labour, have had a plumber here today to swap out a rusting radiator. He's discovered the water in the system is pretty $hitty and has quoted me £700 (probably net of VAT) for a full system flush as it will take 2 people a whole day to do a proper job. Filthy water didn't surprise me much as the previous plumber the builders sent was pretty inept, and the 'flush' they eventually did didn't seem to be thorough.

I'd recommend you get your system flushed if there's age to the rest of your system.

Gerry1

Who gave you that quotation, Scottish Gas / British Gas by any chance?

teaselMay

Where is the boiler now? As a tenant I'd not ever choose a house with a boiler in the bedroom. 

littlewillow87

Thanks everyone, this quote came from a contractor of our letting agent. As we don't live in the house, we didn't have a chance to instruct the engineer anything before they immediately capped the flue (they said it's required by law due to the leak?). They didn't even quote to fix it.
 I've got a cheaper online quote from Boxt for half of the price but it's an online quote so it could change when they visit the property in person. I was wondering if the quote is that expensive just because there was a leak?

Hi @teaselMay No. The boiler is in a separate boiler room.

mmmmikey

I organised a boiler replacement for a friend's rented property in Lincoln about 3 years ago and the cost was just over £2000. So even allowing for inflation that price does seem excessive. I'd suggest you get competitive quotes, ideally from a local, independent gas plumber you know and trust.

FreeBear

littlewillow87 said:  I've got a cheaper online quote from Boxt for half of the price but it's an online quote so it could change when they visit the property in person. I was wondering if the quote is that expensive just because there was a leak?

I had a quote from a Boxt type installer last year. Final price paid wasn't much different to the initial quote (also got a refund as some parts were no used).

By the sounds of it, the old boiler is/was on its last legs, and the GS engineer was correct in condemning it & capping the supply. Leaking flues are not something to be ignored - People have died as a result of them. A new boiler is going to be more efficient, and if coupled with a programmable thermostat, will save your tenant money on heating costs.

Scot_39

I would suggest you ask for a more detailed breakdown.

Strikes me a lot of that cost might be in the relocation of boiler position and the pipework to / from that location. 

And your price expectations maybe driven by pricing for  simple like for like - as many of the cheap online headline price quotes will be.

Whilst some sites probable won't give you a price for full scope without site visit, many do.  Many at least claim to.  Id be obviuosly wary of those that do without a visit - but they still might give you a rough guide.

I tried a couple - like Boxt which i have sen mentioned in posts here and Heatable - no idea if either any good  - but both offer next day installs in many areas.  Never used either and not read any reviews etc -  so its by no means a recommendation. 

They quoted sub £1000 to £1400 for moving combi boilers into other rooms - but there are layout questions on boxt re flues etc. That will influence quotes.
And total pricing roughly half yours.  Or just above for better brands / larger peak combi boilers for a 3 bed.  

Try putting as much info as you know in to their quote tools and both those sites have real people so if like try to talk to them about your specific list of work.

For instance one item on the list - well 2 if include pipework - my parents combi doesn't need a condensate pump and lengthy pipework - it's gravity drained into nearby gutter downpipe.  So you would have maybe £100s in additional costs - certainly for some pumps at list price - over one without.


I have a simple rule for any major work - in business often forced to or personal life - try for 3 quotes - unless get one that seems reasonable from a recommended trusted local supplier of a friend / colleague.  And I sanity check it on line or trade site estimate like above 10 min quotes exercise.


It might well be a genuine quote for a more complex job - that only a site inspection would reveal.

Do you have any help for you or for tennant in any landlords insurance ?

Does the property have an electric cold water fed shower ?

Is it habitable with moderate discomfort for a little longer as is ?

If so would the tennant be "happy" with using kettle for other hw needs and a few electric plug in fires for space heaters - fan heaters can be found sub £30, large oil filled rads £50+, ones with timers a bit more  - as a temporary stop gap - for a few additional days or so to enable you to get other quotes and schedule the work.

You could supply the heaters by ordering online delivery if not local or net expense from tennants receipts for your accounts and maybe offer a one off payment / rent rebate for inconvenience and to cover the rise in electric bill for a few extra days whilst seek other quotes.

littlewillow87

Scot_39 said:

If so would the tennant be "happy" with using kettle for other hw needs and a few electric plug in fires for space heaters - fan heaters can be found sub £30, large oil filled rads £50+, ones with timers a bit more  - as a temporary stop gap - for a few additional days or so to enable you to get other quotes and schedule the work.

You could supply the heaters by ordering online delivery if not local or net expense from tennants receipts for your accounts and maybe offer a one off payment / rent rebate for inconvenience and to cover the rise in electric bill for a few extra days whilst seek other quotes.

Thanks so much, very helpful comment. I've ordered 3 electric heaters to the flat. I've just paid Boxt over £3150 for their online quote. Hopefully it won't cost much more than that amount when they visit the property, or at least not as much as £7200.

I really don't know why they quoted for the boiler to be moved. It's in its boiler room as originally designed with the house. I'll wait to hear back from Boxt.

Scot_39

Boiler specs perhaps and flue exhaust locations clearances been subject to change over time.

The need for a condensate pump suggests even new location maybe an interesting choice.  

Family and work colleagues been caught by regs on exhaust flue clearances to various degrees.

But I do worry about agents and their contractors.

Once had electrical work botched and not to regs by one when renting - for business reasons near to a clients site. Landlord had redone once I showed him the problem.