Selling house next spring/summer - boiler has just broken

[oatandraisins]

We woke up this morning to find out the boiler has packed it in (has been serviced on an annual basis, but it is at least 25 years old).

Due to the age, suspect this is going to be a case of having to get a new boiler, rather than getting it fixed (we were warned last boiler service than when it goes it's probably going to be the end). However, we're planning on putting the house on the market next year late Spring/ Summer (depending on condition of the housing market) so, whilst we need to replace the boiler now for this winter, if all goes to plan, we won't be getting much use out of it.

If we do need a new boiler, bit undecided on whether we should replace the broken boiler with a cheaper model with a 5 year guarantee as we won't really be using it, or spend a bit more getting a nicer boiler with a 10 year guarantee and maybe a smart thermostat (this would could around £500 - £800 more). Whilst we wouldn't get much use from it, we'd hope it would get a little bit reflected in the sale price and any buyers might appreciate when making a offer that we're replacing with decent quality items and not just the cheapest possible ahead of selling? Current thermostats are pretty dated at the moment anyway.

To provide some context - it's a two bed terrace in London Zone 4. We've done some updates to the house since buying it (brand new bathroom, new flooring, interior refurbishments) but realistically the house is still likely to need some updates (the main one being windows - still functional but old) in the short/medium term at the time we put in on the market. So even after the boiler replacement, there's still things that may potentially reduce the asking price.

Anyone have any thoughts on price range of boilers we should replace with, or experiences of buyers asking about makes/ types of boilers installed?

When I have purchased a house stuff like this doesn't really come into for me. That said I buy period properties and to me more fundamental things like the roof not leaking, the windows being fairly new and double glazed and bathrooms and kitchens done. I wouldn't really notice if it was a cheap boiler or decent boiler. I would however notice if there was old crittel windows that needed completely replacing etc. I think what I am trying to say is if the fabric of the house and location is ok then "small" issues like a boiler are relatively easy to sort and wouldn't make difference to a decision. So I would go for the cheaper option if I were you but there are bound to be people coming along saying something completely different.

A cheap replacement boiler may not serve you well. A decent combi boiler with 10 year guarantee will help sell your house IMO.

It's never occurred to me to factor in quality of boiler when looking at houses. I always have a boiler replacement fund. I will assume the owner hadn't looked after it and it might need replacing, or they just go wrong, because they do!

If someone has a 20 yo boiler that hasn't been serviced then I would possibly knock 2-4k off the asking price because they should have.

I definitely wouldn't offer more on a house for it. Why would I chuck on an extra £500-1k for a 'good boiler' instead of an average one that would end up adding 2-4k to the mortgage over the years?

No - that's why I have the boiler slush fund.

We had a 30 year old boiler and got replaced to a good quality one with 12 year guarantee and bills came down £200 a month. If I was buying a house I would add in 5k or so if 25 year old boiler for replacement, if new I wouldn't and I probably would not look at brand. Though I do notice if things are high quality makes and also you don't always end up selling when you think. I would vere towards better quality one.

wow. this is the mindset of sellers these days.
no, you should not buy the cheap boiler!!!

@whyisitallsohard Yes, this is buying/ selling a house (as like any private transaction) - a seller is looking to maximise the return on their investment, and the buyer is trying to get the best price possible.
Hope this thread proves useful to you - if the boiler make that is in the house at time of sale matters to you, remember to ask about that boiler make and negotiate that price down if you’re not happy!

I personally don't see any problem in buying the cheap boiler - you have no need to be incurring extra costs for some unknown future person living there. For all you know they will want to get a heat pump instead. This is not anything like the unscrupulous concealment of issues that sellers can get up to.

I'd think a 'new boiler' is a plus no matter what type it is - for a 2 bed I guess it's potentially FTB territory so the buyer will be thinking 'this will last me the 5 years I plan to be here'.

I bought in May as a FTB - I wanted to know how old the boiler was (and checked on planning portals when they almost always say 'recently installed' and it's patently not) but didn't factor in the quality of the boiler if it was new, only if it was older and so more likely to pack in.

A boiler is a boiler, go for the cheaper one

Even if it isn't an all singing all dancing boiler, it WILL be noted in the survey that it was replaced less than a year ago which is favourable for your sale

put in an efficient new boiler.
you will get some use out of it and regret not doing it earlier and will not lose buyers due to the heating not being up to date as expected.

Obviously everything is market dependent when buying and selling houses. However, after price, the next thing is general condition of property.

If it's a buyers market, you want them to choose your flat, not the one in the next street.

As the seller, if you replace the boiler with a good quality one, you can stress the money saving efficiency of the new system to a potential buyer. Also, you can infer that all other works you've had done have all been completed to a high standard.

Most people are happy to spend a bit on redecoration/painting on a new home but they don't want to spend £££ on essential repairs as soon as they move in.

Equally, if the seller had skimped on the repairs and provided the cheapest fittings (like a landlord in a student house), then you'll naturally assume that everything's been done on the cheap and will expect the selling price to reflect that.

We had to have a new boiler this spring. Family events have prevented us putting the house on the market as planned. Five bedroom house, Glow-worm was £2000 including the installation. Worth every penny.

If you decide not to sell, and have to live with it, you might regret buying a cheap one, I suppose.
As for selling, we were told the boiler here was a good make, but because it was older than they said when I checked the paperwork (6 years not 3 IIRC) I mentally allowed for the cost of replacing it. Had it been a make with a bad name, even if new, I'd have allowed for replacement in my offer. A new good one, and I wouldn't. So it depends- if your cheap one still has a 5 yr guarantee, it may be that most people won't offer less than they would if it was a 'better' one. And cheaper doesn't necessarily mean it's not as good.
The last thing you want is a boiler to break while you're actually selling, though, that can really annoy buyers and slow things up, so do check the cheap one is reliable. I'd take the advice of whoever serviced my current boiler on that, because I trust them.

Our boiler is 25 years old when we get it serviced annually the heating engineer always tells us to keep with it as new ones are more likely to break down!

I'd pay more attention to the location of the boiler. Is it in the right/best place in your house? If I was a buyer, and there was a new boiler but it was in a sub-optimal place, that would be pretty annoying.

Buy the cheapest you can