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Original poster

Seller's estate agent being difficult about boiler repairs- advice needed

115 replies

QuintonMan · 03/08/2021 16:22

Afternoon everyone,

We are FTB expecting our first child in February and are currently in the process of purchasing the following house: www.rightmove.co.uk/properties/107992601#/?channel=RES_BUY.

When placing our initial offer, we negotiated down to £257,000 and then increased the final offer to £260,000 on the proviso that the likely faulty boiler would be replaced by the seller if found to be faulty (home buyers survey confirmed this).

From our POV we need essential services to be working ready for the baby in the new year and would struggle to replace the boiler and also undertake the necessary repairs/renovations.

The seller undertook electric and gas safety checks, replacing the electric consumer unit which was appreciated.

However, we are now in a position where the estate agent on behalf of the seller is challenging the request to service and replace the boiler. She is stating that because the boiler is '" gas safe" (but not serviced) this was the only requirement.

We would be open to paying for the service ourselves if necessary but are firm that the cost of replacement is met by the seller and that we have an agreement regarding the model used.

I'm conscious that we are now very close to exchange and this is the final hurdle. To go back to the market would likely cost us at least 10-20k more on the mortgage for similar quality of the house (due to price increases) and I would like to avoid this If possible.

Is possible, does anyone have advice on how best to proceed in this situation?

Thanks!

OP posts:
Authenticcelestialmusic · 03/08/2021 21:42

What exactly is wrong with the boiler? How is it faulty? A homebuyers surveyor is not (usually) a qualified gas safe engineer. He or she will have looked at the boiler, probably noted it looks a bit old and warned you it may not be safe (to cover their arse). They won’t have touched the boiler or turned it on or off etc.

I was told by two gas engineers my (then) non working boiler needed replacing, this was 15 years ago. Number three said ‘it’s the timer £120 and you may get another few years out of this boiler (installed in the 1980s) as it was a good one. He explained new ones aren’t built to last anymore and generally need replacing every 10-12 years. Had I listened to the first or second gas man I’d possibly be buying another boiler already! Instead the 1980s boiler is still with me.

BlithePilgrim · 03/08/2021 22:17

Honestly, OP, why would you throw away all the money you’ve already invested in this property over a boiler that apparently works and is gas certified, but that you’ve developed a weird obsession with replacing to your own specifications? You do sound like the classic, anxious, over-wary FTBs.

Clymene · 03/08/2021 22:28

The boiler works. You have a certificate to prove that so the vendors have done exactly what you asked. They didn't agree to replace the boiler if it was working perfectly which it is.

Honestly, if you like the house, let it go.

MarianneUnfaithful · 04/08/2021 03:20

You should have quit while you were ahead on the £257k offer!

Look. You are close to exchange. It is the most extreme sellers market since forever. You have spent ££ on surveys, searches, solicitors. If you lose this house now you stand a very strong chance of not being in your own house when the baby is born.

It sounds as if you are being wound up by parents who probably last bought when the market was very different.

Seafog · 04/08/2021 03:28

If the boiler is gas safe, why change it?

Dinosauraddict · 04/08/2021 06:54

Right it boils down to this:

  • most homebuyers reports would not be able to comment on the functionality or safety of a boiler, they would normally have an advisory note telling you to check service history/records before proceeding. Did the homebuyer report actually find a fault?
  • the vendors have been generous to pay for gas and electrical safety certificates and replace circuit board, usually if you want extra checks - you pay for them. Keep this in mind.
  • it sounds as if the gas check has confirmed the boiler is safe. Is this correct?
  • it sounds as if the boiler hasn't been serviced each year. If correct, this is not an issue. Many homeowners don't regularly service their boiler (although I do). Focus on the gas check.
  • it sounds like you raised your offer on the basis that the boiler would be replaced if needed. You think it is needed. They do not. My understanding is that is has been confirmed safe and is providing heat. Is that correct? If yes, why do you think it needs replacing? Take your parents and wife's emotions out of this a second and be objective.
Bagelsandbrie · 04/08/2021 07:18

I don’t agree with the earlier comment in the thread that most people who own their houses don’t get their boilers serviced every year - they bloody well should do! We always do. It costs about £80 to make sure you’re safe. Why wouldn’t anyone do this?!

Anyway.

Is the boiler safe? I am confused by your posts as I can’t work out whether it’s actually had a recent service or not. If not get one done. It’s worth the money just to be sure. If it’s safe you don’t need a new boiler and tell your parents to butt out.

RookieRoo · 04/08/2021 07:24

Can't you find the email that states 3k more for new boiler and the. Just send that and state "as there is no new boiler, we will reduce it back to the original price". Nothing to walk away about, though.

Sunflowergirl1 · 04/08/2021 07:26

I wouldn't want the vendor replacing the boiler unless for free. Boilers can be bought for £500 or £1500 plus installation. Guess what the vendor would go for? Guess what you might prefer to install?

It is a nothing job as long as you budget for it but in reality when the plumber looks at the system there may be other work sensible to do at the same time...ie to turn it into a pressurised system and get rid of the header tank or replacing the hot water cylinder for a pressurised system.

Datingandnoideahowto · 04/08/2021 07:28

I don’t understand why you would replace a working boiler that is gas safe. Sorry.

Mantlemoose · 04/08/2021 07:34

They can have the boiler serviced and it can, like a car just motd, break down the next day. If its gassafe then it would have been condemned if it was dangerous. I'm selling a house where boiler has been serviced and inspected but it's a 15 year old boiler so might last another week might last another 5 years. I wouldn't be replacing it either. If you're worried about cowboys go with a Worcester Bosch company as the guarantee is with them not the fitter.

dementedpixie · 04/08/2021 07:34

My boiler is over 20 years old and still works even if its not very efficient! We are finally getting it replaced in a couple of weeks and allegedly should only take a day or so to fit. It gets an annual service

Neolara · 04/08/2021 07:37

I think you're risking losing the sale if you stick to your guns. Which would be silly given rising prices.

MrsEko · 04/08/2021 07:38

I agree with your own conclusion that your parents are making a big deal out of this boiler situation for absolutely no reason at all. Saying you won't proceed has no power at the moment! That is bad advice.

The house you are buying looks like a lovely, solid family home. You have already spent money and time on it. Your wife is having a baby. The boiler has been checked, it is safe and it is working. The vendors are not going to replace the boiler.

Moving in to a home with imperfect heating is not the end of the world anyway. Things like that are part of moving into your first home together. There is upheaval.

Not that that is likely to happen as there is nothing wrong with the boiler.

tintodeverano2 · 04/08/2021 07:46

Was the surveyor a gas safe registered engineer? No. They probably said "boiler is near the end of its life" or something like that. It's something they say for everything.

The seller has proof through regular checks as they previously rented. More than a normal homeowner would have! If they are forced to install a new one, they will go for the cheapest possible and possibly have dodgy pipes, and not the location you may like.

TheUndoingProject · 04/08/2021 07:46

Can you explain why you want the boiler replaced if it’s safe and working? I’m confused and I imagine the seller is too, It sounds like you’ve taken an arse covering statement in the survey as gospel.

IggysPop · 04/08/2021 07:47

Entirely what MrsEko just said.

You do have FTB-itis. The boiler is safe - have it serviced when you move in. We always do this. Ours is 12 years old and could last 5 minutes or another 5 years. It’s just one of those things. You can’t expect it to be replaced if it’s safe. Servicing yourself (and getting a good person in) means you can have a direct conversation too.

You’ll encounter this with every house - buy a new build if you want a new boiler (but there will be other issues).

tabulemonade · 04/08/2021 07:54

Buy the house. Don’t listen to your parents. Don’t panic!

IggysPop · 04/08/2021 07:55

We moved into our house in August 2020. Ex-rental - boiler serviced every year. It packed-up after 6 weeks. Hard parts replaced and a good clean (annual services aren’t all that you know). Planning to replace next year if it lasts that long. Had boiler replaced in last house with a 3-month old. It all took 1 day.

It just wouldn’t occur to me to loose a house over this…

Billandben444 · 04/08/2021 08:06

I don't understand why you would risk losing the house and all the money it's already cost you over this. When we were selling a deceased relative's house, we put the heating on and the boiler was stuffed. The EA said it made sense to have a new one installed as that would make the house more appealing to buyers. We installed the cheapest boiler we could find! Why wouldn't you wait until you had to do it and then install a good one? You might decide a combi would suit you better.

PostMenWithACat · 04/08/2021 08:09

You are ruminating over the wrong problem here and jeopardising the purchase.

Your real problem is that there is a rising market and a similar property will cost you £10-£12k more. A new boiler, as and when required, will cost you about £2500. It seems to me you are cutting off your nose to spite your face.

Tell the agent you wish to crack on ignoring the boiler and exchange ASAP.

Any housebuyers report will say that a boiler over about 7/8 years old is coming up for renewal.

What's the worst that can happen? The boiler goes phut the week the baby arrives. If so, plug in radiators and keep a couple of rooms warmor go and stay at your parents'. FWIW every time we have replaced an old boiler the heating vlbills have reduced by about 10% and it has quickly paid for itself.

honest123 · 04/08/2021 08:21

If the house was previously rented and has the gas Safe certification, why does the seller need to service it? Sounds like it doesn't need replacing at all from what you've said.

You put an offer in, you can change the terms because YOU want a service/replacement.

Blossomtoes · 04/08/2021 08:24

Like a pp I knew this was going to be a ftb. If the boiler’s has safe there isn’t an issue. Complete, move into your new house and get on with your lives. Our boiler’s 20 years old, OP, we know its days are numbered but only because there are no spare parts any more. Gas engineers know more about boilers than surveyors.

InaccurateDream · 04/08/2021 08:26

The sale could fall through for multiple reasons until exchange - so why would the seller pay to upgrade a house that is fine and they want to leave? They can just sell to someone else for more…

LobotomisedIceSkatingFan · 04/08/2021 08:30

I'm confused: 'if a replacement was found to be needed . . . '

The boiler is sound. It isn't needed. I think you're on decidedly thin ice and will fall through if you press this and the seller loses patience.