Selling our house and boiler on the blink

[HermioneKipper]

We’re currently in the process of selling our house and our boiler has started playing up.

We’ve had issues with it since we moved in 5 years ago (boiler is now 10 years old) and we’ve had numerous services/patch ups. We thought it was sorted but it’s doing the same things again - losing pressure and going off. We need to adjust the pressure about twice a day at the moment to put heating/hot water back on.

Do we need to fess this up to potential buyers? Our sellers didn’t tell us about the problem either

I'd be concerned that you have a leak somewhere if it's losing pressure...

Get it fixed properly. Just because the previous sellers shafted you doesn’t mean you should do it to the next person who buys the house.

Get it sorted properly!

Well to some degree it's buyer beware but that sounds like the boiler really isn't working. Talk to your estate agent but tbh I think morally at least you should get it properly fixed.

We’ve had it “fixed” so many times that I think it just needs replacing now.

Think we’ll have to tell potential buyers as we can’t afford to replace it at the moment.

Although legally where would we stand if we didn’t tell? (Just out of interest! I don’t want to shaft anyone)

At 10 years old the buyers should have it on their radar anyway. But yes, fess up and see what they want you to do! They may not require you to do much or they may ask for a price reduction... barter hard!

Don’t know about England but in Scotland there is a certain number of days (might be ten) that after completing the sale and there is a major issue then the seller is still liable.

Either tell them so they can adjust their offer or fix it properly.

Why should you tell them? It's pretty obvious when you have an old boiler. Potential buyers will probably ask you, then be truthful. It's horrible - and illegal - to lie. Everything else is up to the buyer to check.

Not in England Nicknacky

You commit and accept to purchase the property in the exact condition it is at exchange - so if things break down after exchange and before completion, the seller is liable. If things were broken at exchange, then the buyer was happy with that and to buy in that condition.

Have they had their survey done and have you already filled out the forms asking about issues?

If so, then you could be in the clear. Just not very moral.

Any buyer who knows what they’re doing will have things like this checked out. It will deter potential buyers, the last thing anyone wants is to have to move in and replace something as big as a boiler!

Knowing a boiler is old and likely to have a limited lifespan but is still functioning is different from knowing it needs replacing as breaks daily. How would you tell between the two of you were a buyer who has looked around twice? You would rely on the previous owners honesty. The house will complete likely in winter based on it being on the market now and the new buyer will face an emergency boiler repair at a time of not being very flush peri-housemoving. (£4K in Xmas week in case you’re wondering, previous victim of the same).

Thanks for all the advice. Confirmed what I thought. We’ll get someone in to sort it ASAP

Or else disclose properly

then The Scottish system means it’s always an anxious few days wait as you are worried the boiler will choose that time period to go on the blink😂

But I agree with the pp, there is a big difference from knowing the age of a boiler and thinking that at somepoint you need to replace, and to one being faulty when you move in.

the last thing anyone wants is to have to move in and replace something as big as a boiler! For us it came second to having the Welsh slate kitchen floor jack hammered open to fix a leak, one that had been in existence for years - the repair men said (they only broke 2 tiles, having checked we had spares that would fit)

You know that moment when you feel infinitely glad that you were told unequivocally to get proper, all encompassing house insurance before you completed purchase? How you feel like ringing the woman at the insurance company and thanking her for her logic in persuading you to add various water based extras, just in case? I do!!

You would rely on the previous owners honesty.

That's a little bit naive. I wouldn't.
I would also think that, unless it's under warranty, it's entirely possible that a working boiler starts playing up after exchange. It's bad luck, but that's life.

An emergency fund for all the "surprises" you find when you move in is highly recommended -unless you also book an electrician, plumber and so on, you never get a really good picture with a survey.

DOn't you have to fil in some forms during the selling process, one of which asks for confirmation of any known difficulties? If it's known that you've done all sorts of repairs you can hardly claim it's happened since completion.

Prior to the exchange of contracts, you have to complete a property information form (this is pretty detailed). Your solicitor will forward a copy to you. One section of the form relates to central heating and asks the seller to confirm such matters as when the system was installed, last serviced or maintained, and also requests a copy of the inspection report. If the buyers feel that you have misinformed them re the boiler's condition, they may have a claim against you.

I have never seen questions about the central heating in any of the paperwork I have had to fill in. I am sure they exist, but not in every single sale (England)

I am in Scotland and remember the anxious wait (7 days I think) after selling our last house. The boiler had been intermittently faulty and had it fixed, praying it would last the 7 days. No I didn't feel guilty given the very low price the buyers were paying.

Boss Ass Bitch is spot on...helped my aunt with her property information form 3 days ago and the boiler paperwork was high on the list.

I'd be concerned that you have a leak somewhere if it's losing pressure...

That's my first thought. Happened to us with a fairly new boiler that British Gas had fitted 3 years previously. They wanted to rip up our floors until they found it but we decided to get a leak detection company in instead. They found it, it wasn't under the floor, it was in piping behind a kitchen cupboard that had been incorrectly fitted. Turned out to be a massive job to replace piping and repair the damage. Plus they had to reimburse and compensate us.

Last time we sold we had to tick a box on the forms and put the date our boiler was last serviced.

I would be wanting a reduction for the cost of a new one if it wasn't in good working order, they can be expensive.

Losing pressure might mean you have a leak in a pipe or valves which is easy to find when the heating is off as you will find water on the floor (we did) or if you have a hot water tank maybe around the fittings, especially if you have an immersion heater as they can corrode and leak (we did). Go round and feel all your radiator pipes and valves, under radiators as they wear out too, under water tanks.

When was it last serviced? If the buyers conveyencers are doing their job they'll want proof it's been done in last 12 months and if it hasn't they'll want you to do one.

Saying that we bought a house with a dodgy boiler, had to replace it six months after we moved, but we had savings for that sort of thing.