Log Burner Query

[GlassCaseOfEmotions]

Hoping people more knowledgeable than me can help. I have done quite extensive Google searches but would prefer some real life advice.

Had an offer accepted on a property which was advertised with a log burner. Estate agent confirmed it was included with the property and in full working order.

Seller has now informed their solicitor they don't have a HETAS certificate. The log burner would have been installed after 2016 and I am thinking it's likely self installed.

Seller has offered to remove or have it swept. Problem is, we only plan to stay in the property 5-10 years so would encounter this same problem when we come to sell.

Is it reasonable to ask the seller to either reduce the property price in line with what it would cost to remove and reinstall (following quotes) or them to pay to have this work done prior to exchange?

We made the offer based on not having to pay out for these things ourselves. Although we are extremely keen (not desperate) to move, and don't want to let our buyer down, we are prepared to walk away if the seller refuses to reduce the cost or sort it themselves.

The reality is though OP, if the owners get rid of it, you're looking at 2-3k at most to buy and install another one, probably less, theres virtually no work needed if the fireplace is already there with the hearth and tiles etc, so just the cost of the burner, say 1500, the flue if needed, and half a days labour

Its not really enough to justify knocking 3k off the purchase price.

In my view.

Its a nuisance yes.

I suppose it will depend the sellers circumstances. I once had a buyer (or their solicitor) demanding a certificate I didn’t have. I responded confirming that the certificate did not exist and asked if they still wanted the house or not. They did.

I can’t help feeling this is a mountain out of a molehill and that the OP might be using it as an excuse to lower the price. I certainly wouldn’t be lowering the price by 3k unless I was desperate to sell.

I am the buyer, and they listed it as functional. Estate agent also focused on it as a huge selling point.

It has an influence on the price I offered, as it already existing and functional meant we didn't need to stump up the cost of install ourselves.

No excuses to lower the price. If I was looking for excuses, we would have had a full survey done and gone to town on all the repairs needed and costs for these. As it turns out, we are accepting there will be hidden issues and will just get on with it.

The issue, as I've said countless times, is that we were informed everything was in place for it and it now turns out that isn't true. Estate agent was also told pre valuation it was HETAS certified.

The amount to remove and reinstall is large when it's not been factored in to costings. I'm pleased for anyone that has 2-3k disposable cash to just throw about without issue.

Lots of misinformation on here.

I am a building control manager. It’s recommended that wood burners are installed by HETAS registered competent persons who can self-certify, but it’s not compulsory. If one isn’t used, an application should be made to building control for sign-off.

If you’re worried, ask them to apply to BC for a regularisation. They will need to complete the checklist which is in the appendix of approved document J, and then BC will make an inspection and apply the regs in force at the time of the installation.

This crops up frequently and is usually very straightforward to sort. At my authorities (I manage 2), it would cost £250.

Our seller was extremely obstructive around the certificates for the 2 log burners in our house. Then lied that they had all the paperwork for them. Our solicitor told us it was all sorted as they had seen the documents. When we moved in we found the paperwork actually said that both were condemned as they'd left the books with other (equally as shite) 'certificates'.

OP I would be concerned that the one in your potential new house could be as bad as ours were. They were in a shocking state and extremely dangerous.

We also discovered that they had not had the chimneys swept for god knows how many years and the upstairs chimney breast had to have all the lime plaster removed due to the damp it caused. We knocked into it to insert some air bricks and discovered it was completely blocked with soot. We ended up having to knock a large hole through and remove bags and bags of soot.

OP, I'd be wary that they haven't kept on top of the maintenance either if they don't have the certificates for installation.

Personally I hate log burners as they are health hazards but it cost us £10k to replace the heating system due to the awkwardness of the house (it had 2 separate old CH systems 🙄). We had the chimney stack sorted out for one fire as it was damaged and they took the 2 old log burners as payment.

What we didn't bank on was that next door's log burner fills our house and garden with smoke and there's nothing we can do about it. But that's yet another thing we hate about the money pit house we bought.

Thank you so much for this 😊

If building control didn't sign it off for any reason, would there be any negative outcome for the seller/ us as buyers?

Jesus, what a horrific experience for you!!!

Surely there must be something you can do about next door?!

Luckily the CH appears new (I've asked for the certificate for this!!) but radiators do need replacing.

I've also asked for evidence the log burner has been maintained, especially recently!

@GlassCaseOfEmotions unfortunately nothing we can do as his chimney is just over the legal distance from our house (the houses are back to back semi as very old). His house is much older and almost half the height of ours so the smoke doesn't clear our house, just puthers around it. We can't open windows, put washing out or have the kids play in the garden for long as he has it burning most of the day even in heatwaves.

That's good news that the CH is new. We're slowly replacing all our radiators as the old ones were thick with dog hair and filth.

Definitely be wary of any other projects the owners have done themselves. Some of the stuff we've come across is unbelievable 🫣. Good luck with it all and I hope you get a good outcome from the seller 🤞🏼

Ask the seller to remove it altogether and seal up

Log burners are not worth the hassle

I wonder if he isn’t burning the correct wood? We burn properly seasoned wood and you can’t honestly can’t really smell it unless it’s a very still/ foggy day. But one of our neighbours… they burn all the time too and I’m not convinced it’s seasoned. We are lucky as our houses are all the same age and chimneys are the same height so it doesn’t affect us as it does you but I wonder if the council would speak to them?

@Tulipvase We don't think he's burning the right stuff so we reported him to the council and he got a warning letter. No one takes it any further though.

Oh that’s crap.