"Once a boiler reaches the 10-year mark, it’s wise to start considering a replacement, especially if it's been showing signs of wear and inefficiency."
- Calvin Bannan - CB Services Group
For landlords, maintaining a property isn't just about keeping things clean and presentable, it's also about ensuring the safety and comfort of tenants, especially during the colder months. One of the most common and costly emergencies a landlord can face is a boiler breakdown. A malfunctioning boiler can lead to a lack of heating and hot water, triggering emergency call-outs, upset tenants, and unexpected repair bills.
Preventing such emergencies is possible with a proactive approach. Here's what landlords need to know to avoid boiler breakdowns and the late-night emergency calls that come with them.
Understand the boiler's lifespan
The first step in preventing boiler issues is understanding the typical lifespan of a domestic boiler. Most modern boilers have a life expectancy of around 10 to 15 years. Once a boiler reaches the 10-year mark, it’s wise to start considering a replacement, especially if it's been showing signs of wear and inefficiency.
This doesn’t mean you should immediately replace a 10-year-old boiler. However, it is the right time to get quotations and begin planning. Having quotes in hand means you can budget accordingly and avoid the stress of emergency replacements. Installers also benefit from being prepared; they can line up paperwork, ensure the proper parts are available, and schedule the job at a convenient time.
Schedule annual servicing
One of the most effective ways to extend your boiler's life and reduce the risk of breakdowns is by scheduling annual servicing. A Gas Safe registered engineer can identify issues early, clean internal components, check for dangerous leaks, and confirm that everything is running efficiently.
From a legal standpoint, landlords in the UK are required to have an annual gas safety check on all gas appliances, including boilers. While this is primarily a safety requirement, it also serves as an excellent preventive measure to avoid costly faults.
Additionally, landlords are legally required to install carbon monoxide (CO) alarms in any room containing a solid fuel-burning appliance. It is strongly advisable, and often required, depending on property type and heating setup, to have CO alarms in rooms with gas boilers as well. These alarms must be regularly tested to ensure tenant safety and compliance with the law.
Keep records and stay compliant
Maintaining a full-service history for your boiler isn't just good practice; it could be essential in warranty claims and insurance matters. If your boiler is under warranty, manufacturers often require proof of annual servicing. Missing one service could invalidate your warranty, leaving you to foot the bill for repairs or a replacement.
As a landlord, it’s also vital to keep your tenants informed. Provide them with a copy of the Gas Safety Certificate and ensure they know how to operate the boiler properly. Clear instructions can prevent misuse that might lead to breakdowns.
Make sure tenants are also aware of where the carbon monoxide alarms are located and how to test them. Regular checks can save lives.
Spot the warning signs early
Knowing the early warning signs of a failing boiler can help you take action before it fails completely. Encourage your tenants to report the following issues promptly:
· Strange noises (banging, whistling, or gurgling)
· Pilot light going out frequently
· Radiators not heating evenly
· Increased energy bills without increased usage
· Leaks or pooling water near the boiler
· Irregular water pressure or temperature
If any of these issues are reported, don’t delay. An early repair is always cheaper and more manageable than a full replacement done under emergency conditions.
Consider boiler cover
While annual servicing helps with prevention, boiler cover provides an extra layer of protection. There are many landlord boiler cover policies available that include emergency call-outs, parts and labour, and even annual services. For landlords managing multiple properties or older boilers, this can provide peace of mind and financial protection.
Just make sure to read the terms carefully, some policies exclude boilers over a certain age or those that haven't been serviced regularly.
Budget and plan ahead
Many landlords fall into the trap of reactive maintenance - only dealing with issues as they arise. This can work for minor problems but not for major appliances like boilers. Instead, plan ahead. If your boiler is approaching 10–12 years of service, get a few quotations and talk to reputable installers. This will allow you to compare options, understand the lead times, and schedule work outside of peak heating season.
Boiler breakdowns can be disruptive, costly, and stressful for both landlords and tenants. But with a proactive approach, most of these emergencies can be avoided. By understanding your boiler’s lifespan, planning ahead, installing and testing carbon monoxide alarms, and keeping up with regular servicing, you can reduce the likelihood of winter emergencies and protect your investment.
In short: don’t wait until the boiler fails. Get ahead of the problem, prepare the paperwork, and keep the heat on, literally and figuratively.
