One of your worst nightmares has just come true – well, at least as far as being a landlord is concerned.
That’s right; your letting agent has just called to say your boiler has finally been condemned, and you’ve been put on the spot. What now?
When this happens, it can be extremely stressful, especially if your agent has basically said their engineer has given you a cost and all they need is your approval to get it done. In most cases, you’re going to want to know a lot more information than that, otherwise how are you going to make the right decision?
In my experience of these situations, some of the landlords that came to me were quoted a very high price, whereas one or two the price was okay, but they just didn’t have a lot of information, such as the type of boiler they were getting and the outputs.
Below, I’ve put together some helpful information so that you can make the most informed choice for your rental property.
Why your boiler has been condemned
Typically, your agent will be quite experienced in knowing when the writing’s on the wall for boilers. They manage many properties and arrange for repairs and servicing daily, so they’ll have come across many boiler brands and problems.
When your agent tells you that your boiler has been condemned, it could be for one of three reasons:
- Your boiler has been officially condemned by a Gas Safe registered engineer
- A repair or part is needed to make the boiler safe which is now obsolete and impossible to get hold of
- Your boiler is immediately dangerous and has been shut down due to combustion or flue problems.
Your next move
If your boiler has been condemned, DO NOT TOUCH IT. It is illegal to switch it back on. The Gas Safe Engineer has provided a Warning notice to protect life’s as the boiler is unsafe.
So, technically the property is not fit to rent or let. These guidelines are there for a reason, to protect people’s lives and safety.
In order to get things up and running again, you can either take the quote that your agent’s preferred heating engineer has given you, or you can look elsewhere for an engineer who will get the job done.
Get a few quotes
This is the route I’d personally recommend taking, as getting a few independent quotes will allow you to make sure you’re getting a good deal and are not pushed into getting a quick fix that may end up ripping you off.
The only problem with this is that it will take up more of your time, as they will have to visit the property and check out the boiler set-up in person.
Do your homework
If you do have the time, it’s a good idea to look at the different brands and types of guarantees on offer. Taking your time over this decision will ensure you get a reliable boiler with a good, long guarantee.
Some boiler manufacturers (such as Worcester Bosch and Vaillant) even have their own dedicated engineers, and have what’s known as ‘no quibble’ guarantees where you won’t be asked to pay any extra charges for call-outs.
In the meantime…
If you have tenants currently staying in your property, you should do what you can while you get the boiler situation sorted out. You may want to arrange to deliver some electric heaters to the property.
Show them you care, and assure them that the situation is being dealt with as quickly as possible. It’s a very stressful time for everyone involved, so you want to ease that as much as possible.
TIP: I would also recommend when letting a property that you install an instantaneous electric shower. This way if the boiler does break down, your tenants will always have hot water.
Conclusion
It’s one of the worst crises many landlords are faced with, and when your boiler is condemned there’s often pressure to accept the first quote and get it fixed there and then.
It’s horrible being put on the spot, especially with such a large unexpected expense is involved. However, doing your homework, getting a few quotes and making an informed decision can really pay off in the long-term.
In the meantime, if there are tenants staying in your property, you should at least provide them with some electric heaters and reassurance that the problem will be fixed as soon as possible.
Have you ever been in this situation? How did you handle it?
