Boiler Basics for Your First Home

I've recently been guiding a First Time Buyer through the exhilarating journey of home ownership. Their moment of triumph arrived when their offer got the accepted for a charming semi-detached house in their chosen location. This achievement comes after a long search, with a few near-misses on other properties. Now, they're beyond excited to take this significant step, and as they stand on the brink of a new chapter, there's an important lesson we can learn together from their experience.

This particular moment of learning arose when they received their Home Buyers Survey, and it uncovered a collection of concerns - some minor, some more pressing. Among them, there's one issue which crops up in Home Buyers Surveys with such regular occurrence that merits a closer examination. So, I'd like to take this opportunity to dissect this issue further so that when you find yourself in this situation, you can tackle it like a pro.

The property which my FTBs are purchasing dates back to the 1950s and includes a gas-fired combi boiler that handles both central heating and hot water. This is an extremely common setup, particularly in older homes. However, times are changing, and newer homes are embracing alternative heating systems, with gas-fired options being phased out. By 2025, no new homes will feature gas-fired heating systems.

But back to my FTB's scenario. Their Home Buyers Report highlighted an absence of records showing that the gas boiler had received an annual service or a Gas Safety Certificate. This isn't unusual in such reports, not because regular servicing is a legal requirement for homeowners - it isn't - but because the lack of records might suggest the boiler hasn't received proper attention at all.

While there's no legal obligation to have your boiler serviced annually, it's a sound recommendation. Regular servicing maintains its efficiency, curbing gas consumption for heating and hot water. Moreover, it prolongs the boiler's lifespan, reducing the likelihood of premature repair or replacement. But here's the rub: not all sellers, particularly those living in the property they're selling, bother with regular boiler maintenance. From experience, I know that very few actually do.

Now, what about Gas Safety Certificates? If you're dealing with homeowners selling their primary residence, again, this is only a suggestion, not a legal must-do. Yet, in cases where landlords are selling a tenant-occupied property, Gas Safety Checks are mandatory. The law stipulates that annual checks must be done and the issuance of a Gas Safety Certificate that covers all gas-operated appliances within the property be provided. However, remember, this isn't a servicing; it's a safety check.

Does this imply that sellers should provide these certificates and get the boiler serviced? The short answer is no. Legally, they're not obligated to. Although it does seem unwise on their part not to maintain their boilers regularly - much like how you'd service your car annually. Oddly enough, more people prioritize car maintenance over that of their homes. It's bonkers to me, considering your home is likely to be worth more than your car and because of the benefits which I've already listed.

Now, you could cheekily ask the seller to service the boiler and obtain a Gas Safety Certificate. However, they can decline. Instead, you'd be better off assuming that maintenance hasn't been done and expect that you will when you move in. Use your judgement on the age and state of the boiler to gauge if it may even need replacing soon, and potentially adjust your offer accordingly.

Be like a pro and include the cost of servicing (usually around £300-500) in your Home Buying Budget (don't know that this is? - see my previous post "Building Your Home Buying Budget" ) and get it scheduled shortly after moving in. By starting with a freshly tuned and serviced boiler, you'll kickstart your new home journey on the right foot.

We're here to empower you with knowledge, ensuring that moving into your first home is a thrilling and joyful experience - not a rundown of necessary repairs.

Empowering you with education as you embark on this exciting journey.