Boiler replacement issue – what do you think?
I own a flat which I have rented out for over ten years. I have good tenants and an agent who has managed it day-to-day since the start and who I’ve been happy with. I also keep in contact with the tenants and visit every six months or so to check they are happy and the flat remains in good condition.
When any repairs are needed, the agent will contact me and suggest some tradespeople. I will choose one, and they’ve arranged the work. All has been fine until now.
Recently, they alerted me that there was a problem with the boiler and that the engineer they called had tried to repair it but had concluded it needed replacing. Given it was 13 years old, that seemed reasonable. The agent provided three quotes from gas safe boiler specialists, and I chose one whom the agent said they had used regularly and who had quoted to install a Worcester boiler. As I want to keep the flat fitted out to a high standard, I liked the idea of this high-quality brand being installed.
FYI, the boiler is wall-mounted in the kitchen and is covered by a wooden enclosure in keeping with the kitchen. It’s about two feet above the work surface, and the pipes are in the corner of the wall covered by the same tiles used for the rest of the wall.
The first problem was that when the installers first turned up, they realised they had quoted for the wrong type of boiler (i.e. there is a Megaflo cylinder in the airing cupboard). Surely either the agent should be aware of this and ask for the correct boiler or the engineer should have checked before quoting?
Then the engineer decided to install a different make, a Main (Baxi) boiler. They might be OK, but it’s not the same quality brand as Worcester. My second issue is that no one told me about this change before the installation. The agent has acknowledged that they were told and should have told me, and offered to not charge their usual fees for three months as compensation.
Thirdly, the installer decided some kind of filter was needed, which meant that extra pipes were installed below the boiler, requiring the tiles in this area to be removed, and they added a further basic wooden enclosure to cover these pipes. The result is that the area of work surface below the boiler is no longer usable, and there is this basic-looking box which doesn’t look attractive or in keeping with the kitchen to me. The installer did return to paint it so at least it’s not the bare wood any more.
I’m not pleased that neither the installer nor the agent asked me about this change of boiler, the installation of the extra filter, pipes and extra enclosure.
Of course, I don’t want to have to rip out this new boiler and replace it, but I am concerned that it could be less reliable than a Worcester.
Thoughts please: do I just accept all this or not?
Should the agent be liable for more than three months’ fees?
Any feedback appreciated. I’ve already paid for 50% of the charges and am now being asked to pay the rest (slightly reduced given the cheaper boiler).
Many thanks
Rob
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Member Since May 2014 - Comments: 89
9:49 AM, 30th December 2025, About 4 months ago
It’s not been ideal but it’s happened. So like all things in these circumstances, you need to work out what would you accept as an outcome you’d be happy with.
Would 4 months foc commission make you happier? Or the new wood being tiled, etc? Is it worth the fight?
If you’re otherwise happy with your agent then personally I’d accept it and move on.
Member Since May 2014 - Comments: 89
9:55 AM, 30th December 2025, About 4 months ago
As an aside, you seem very hands-on for a landlord that uses a managing agent. I go nowhere near the properties that are managed for me, most I’ve never even seen. I only self-manage the ones near where I live.
Must be worth considering managing this property yourself, and save a big chunk of money?
Member Since September 2015 - Comments: 222
9:56 AM, 30th December 2025, About 4 months ago
Yes Baxi is lower on the reliability league table but I’ve had a few Baxis and currently have one 18 years old.
I agree it’s an unfortunate situation but you can’t expect an agent to approach things with the same eye for detail as you, or to do things exactly as you’d want. It’s a risk you take when employing an agent.
I would just suck it up and learn for next time.
Member Since August 2016 - Comments: 1190
9:57 AM, 30th December 2025, About 4 months ago
Reply to the comment left by Neil P at 30/12/2025 – 09:49
The Ideal boiler should be fine. My own boiler is a Baxi as was my previous one and they are great imo. My last rental boiler replacement was a Baxi as recommended by my engineer and it came with a 10 year guarantee. Had a Worcester Bosch fitted in one of my rentals around 15 years ago and after 12 months needed a new fan. Have had several other issues as well, will never have a Worcester again. Always had a good experience with Valliant boilers as well. Worcester are over hyped if you ask me. My friend has had an Ideal boiler for years never had an issue with it.
Member Since August 2016 - Comments: 1190
10:05 AM, 30th December 2025, About 4 months ago
Reply to the comment left by Neil P at 30/12/2025 – 09:55
Definitely consider self management if you can. You’ve a good tenant who has been with you for ten years. So what really is your agent doing other than sitting back and taking their fees ? And as Neil has pointed out you seem quite involved yourself anyway.
I’d recommend joining the NRLA as they provide a lot of support and guidance. Even have a telephone help line. Annual fee £125 which is tax deductible.
Member Since September 2022 - Comments: 193
10:07 AM, 30th December 2025, About 4 months ago
The filter is now a requirement for all combi boilers and MUST be fitted.
How do the Tenants feel about a Lovely new combination boiler which will be A rated and save them money 💰 ?
You can’t make an omelette without breaking EGGS comes to mind.
You have to do a Gas Safe Check ( Certificate ) every year so the boiler can also be serviced at the same time to keep the 5/7/10 year warranty.
It adds value to your Investment and you have happy tenants who know your a Good Landlord 👍
PS we have fitted 3 Vaillant ecotec boilers to our properties in the last 15 years.
So I hope your Maxi boiler is reliable.
Did you remove the water cylinder from the cupboard ?
Member Since February 2023 - Comments: 39
10:21 AM, 30th December 2025, About 4 months ago
I would be aggrevied by this, just lazy, the engineer didn’t quote correctly and agent just agreed. Simple phone call would have solved this.
As for the agent:
– didn’t know what system was in the flat, clueless.
– lower quality boiler
– the filter is a requirement but with extra work could ‘maybe’ be placed low in the base unit. Or raise the whole lot higher. A different boiler might have been smaller.
If it stays in I would make sure the guy delivers
Commissioning cert
Building control gas cert
Baxi extended warranty
Member Since January 2015 - Comments: 1447 - Articles: 1
10:37 AM, 30th December 2025, About 4 months ago
https://www.baxi.co.uk/help-and-advice/faqs/do-i-have-to-have-a-magnetic-boiler-filter-installed
Member Since June 2015 - Comments: 333
10:47 AM, 30th December 2025, About 4 months ago
I was always told the parts availability for Worcester Bosch boilers was fantastic (because it had to be). I have got a couple of Worcester Bosch boilers and they have been OK. When they needed repairing the parts were available. I also have a Vaillant, which has been trouble free, 2 Ideals, 3 Glowworms, a Potterton, a Baxi and 3 Intergas. The Glowworms and Worcester seem to require the most attention. Intergas has been great, with only one repair needed in over 10 years across all 3 boilers. In the past I had issues with Potterton and Baxi but the 2 remaining ones are well over 10 years old and so far OK.
Basically you’re either lucky or you’re not with boilers.
Member Since January 2020 - Comments: 1102 - Articles: 1
11:07 AM, 30th December 2025, About 4 months ago
Reply to the comment left by DAMIEN RAFFERTY at 30/12/2025 – 10:07
If there is a Megaflow cylinder it won’t be a combi boiler which is probably where the confusion arose. I imagine that the original quote was for a combi which might have been a sensible option but would have involved removing the cylinder and probably rearranging the pipework to the various outlets.