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
Comments
Have Your Say
Every day, landlords who want to influence policy and share real-world experience add their voice here. Your perspective helps keep the debate balanced.
Not a member yet? Join In Seconds
Login with
Next Article
Unenforceable HMO mortgage rules?
Member Since October 2013 - Comments: 1642 - Articles: 3
12:15 PM, 30th December 2025, About 4 months ago
Reply to the comment left by DAMIEN RAFFERTY at 30/12/2025 – 10:07
It’s not a combi, it’s a system boiler.
Member Since May 2025 - Comments: 2
12:26 PM, 30th December 2025, About 4 months ago
The filter is a relatively new requirement for all new boilers to keep the system clean and hopefully have less problems with the boiler.
As to the wrong make of boiler, as you are concerned with reliability, I would get the installer and/or agent to pay for an extended warranty and breakdown service for the life of the boiler. That way, your reliability concerns are satisfied.
Also get them to pay for tiling the wooden box.
Then go and have a large glass of Red and put it down to experience.
As your tenant sounds great, I agree with others who have suggested you self manage the flat.
Member Since September 2013 - Comments: 128
12:41 PM, 30th December 2025, About 4 months ago
1) filter is a must and prolongs the life of the boiler. Also mandatory now. Be happy you have one.
2) Worcester are crap imo. I use main as they are Baxi inside. I think the warranty is 5yrs on them hence the lower price.
I’ve just had one fitted 4 days before Christmas. Sat get a call saying boiler is leaking. It’s 14 1/2 yo and I knew if a problem popped up to replace rather than repair. A crap vokera brand I inherited when I bought the house.
My engineer could do it on Monday, so one day without heating. So happy I could get it done over this time of the year. New main eco 25kw combi. Didn’t need a filter as had one. A simple swap out. £1450 in Leeds.
Member Since January 2016 - Comments: 473
5:25 PM, 30th December 2025, About 4 months ago
I would boot the managing agent on principle. Seems like you’re doing the work for which you are paying them and they aren’t doing the work for which they are paid.
If they had quoted you for a new BMW then supplied a Fiat with the argument that they both get you to work it wouldn’t wash.
Member Since May 2021 - Comments: 392
1:33 PM, 1st January 2026, About 4 months ago
The agent hopes that 3 months without fees will keep you happy. Ask them to pay for an extended warranty to take it to 10 years or even lifetime. The filter just goes on the pipe before the water enters the boiler yet your description suggests many extra pipes to accommodate it which seems strange. Imo you should have been consulted before any work took place as your original quote was for a different model / work. See what the agent says regarding the warranty but as others have already said look at managing it yourself as you seem capable enough.
Member Since March 2023 - Comments: 1506
7:10 AM, 2nd January 2026, About 4 months ago
You have to be pragmatic. The boiler is working and you have had a fee reduction. Paint the box.
The boiler is guaranteed and you can now put it on a service contract as it is new.
Member Since July 2013 - Comments: 1266 - Articles: 1
9:30 AM, 3rd January 2026, About 4 months ago
My Baxi boilers already have 10 year warranty
Member Since October 2024 - Comments: 197
9:06 PM, 5th January 2026, About 4 months ago
I quite like Wooster Bosch. I have 2 on different houses since 2007.
We are thinking of replacing them with Heat pump, probably this year.
I already had a Potterton when I bought a property in 2007. It amazingly lasted until 2023, when it was replaced by a valliant. I have a valliant in anoher property for a few years now. I have a Baxi as well, again quite an old one.
I manage my properties and make sure the right boilers are installed and am always there when the work is being done. I am a very hands on landlord. I dont have much trust in agents.
I also have noticed during annual service if I am not around, the gas engineer does not clean and provide good service.
Member Since December 2014 - Comments: 2
5:33 PM, 13th January 2026, About 3 months ago
I am a landlord myself, and I am also a heating engineer of 45 years experience. In my humble opinion the Main/Baxi boiler is a far better boiler than the Worcester. As others have pointed out already, the magnetic filter is now a requirement for most boiler replacements.
Personally, if they couldn’t even quote for the correct type of boiler I wouldn’t have let them anywhere near my property.
Member Since December 2014 - Comments: 2
5:35 PM, 13th January 2026, About 3 months ago
Reply to the comment left by Tiger at 05/01/2026 – 21:06
Why, when you say yourself that the Potterton (Baxi) had lasted so well, did you replace it with a Vaillant (not Valliant)?