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Original poster

WWYD - buyers wanting boiler on

20 replies

Numptydumpity · 19/12/2025 10:37

My Nan’s house has sold. We’ve been here before with a previous buyer, who insisted we do stuff, which we did and they then with drew.

Anyway, currently the property is empty so in accordance with the requirements of our building’s insurance, the water is off and the boiler and heating system are completely drained.

The buyers have asked that we pay to have it refilled so they can see the system working. This doesn’t seem like an unreasonable request but what should we do in light of our insurance?

Options could be just say no, sort it out yourselves after you complete.

Or, we will do it after we exchange contracts.

Or anything else?

Thanks.

OP posts:
Pleasestopjumpingonthesofa · 19/12/2025 11:29

I'm not going to be much help on the insurance side as I've not dealt with that before, but I can tell you that as a buyer I'd not accept either "no" or "after exchange" unless I was absolutely head over heels with the property and had spare cash lying around for issues (I do not - I don't think most people do!). So I think you'll probably have to find some way to do it...can you call up the insurer and ask their advice in this situation?

I just wouldn't be willing to risk the water system not working as a buyer, boiler I'd be more prepared to risk but again I'd be cautious if I knew it had been off for a while.

I'm interested to hear what others respond actually!

SimplyBudgie · 19/12/2025 11:34

Get different buildings insurance. My aunts house was empty for some months and we didn't have to do this. Similarly i've viewed many vacant houses in my time and water/boiler have been on.

With either of your options - no or after exchange - i'd just walk away from the purchase.

TMMC1 · 19/12/2025 11:39

Change insurer and fill the tank. Surely you need some low level heat in she. The property is empty, you also want to stop the pipes freezing.

Secondly as a buyer I’d walk if you refused.

Ilikewinter · 19/12/2025 11:42

Slightly different situation but we p/x our house and on moving day a plumber came round to turn the water of etc. It was January so we casually asked about leaving it on for heating / frozen pipes but he said its common for it to be off whilst empty incase of burst pipes.

Can you not just put it on for the day and immediately re-drain again?, agree its a bit of pain to pay someone to do that for you though!

MrsSkylerWhite · 19/12/2025 11:48

Wish we’d done that with our son’s purchase: bloody thing needed replacing. No heating/hot water for a week.

ImFineItsAllFine · 19/12/2025 11:56

Has your solicitor got any advice OP?

The problem is that if you don't do it, the buyers will assume it's because you have something to hide and may pull out or lower their offer in anticipation of having to replace the heating system.

IAxolotlQuestions · 19/12/2025 11:59

Fill the system and ignore the insurer. Get a new insurer if needs be.

itsthetea · 19/12/2025 11:59

not totally standard insurance - ours insists on the temperature at a minimum of 10-13 if the property is empty

which would therefore give me concern as a buyer

Crikeyalmighty · 19/12/2025 12:01

we viewed several empty houses even when renting and asked to have the heating put on if it wasn’t - this is due to having had a rental house where the gas check was done the day before , the heating was found to be defunct and we moved in to ‘red tape’ over everything - so first 4 weeks there were workmen sorting the issue out , new boiler etc . Agent hadn’t said a word

Bobiverse · 19/12/2025 12:04

Surely the insurance wanted it drained because they don’t want pipes freezing as the heating wouldn’t be used.
If you’re going to keep the heating on, and can go circulate the water every couple days then what’s the issue? Just do it. I’d pull out of the sale if the vendor refused to show my a working boiler.

BillieWiper · 19/12/2025 12:06

Yeah I wouldn't exchange without knowing if the entire water system/boiler worked or not.

Would you?

So I think you should do it. They're more likely to withdraw if you refuse.

SeaToSki · 19/12/2025 12:07

Hire a plumber/heating tech for a half day. Get them to fill and run the system, certify its working, then drain and turn it off again. Let the buyers know the date and time so they (or their estate agent) can visit the house to confirm its working. Send the buyers a copy of the certification from the plumber.

BeeHive909 · 19/12/2025 12:09

I wish I’d been your buyers. I didnt insist on checking the boiler as they said to me everything was ok. Guess what , the scumbags left me a broken boiler that I had to replace soon after moving in. If I was your buyer now I’d insist on seeing it all working or demand a reduction in price.

FancyBiscuitsLevel · 19/12/2025 12:10

If I really wanted the property, I might still go ahead with your “no” but I’d drop my offer on the assumption you won’t let us inspect the boiler and radiators because at least the boiler needs replacing and probably most the radiators. I would assume there was leaks.

Beentheredonethat98 · 19/12/2025 12:15

If you are worried, phone the insurer and tell them you are about to refill the system and put the boiler on for potential buyers.

You may have to drain it down again if the property is subsequently left unattended for more than 14/21 days

The insurer is worried about the risk from an ongoing leak in an empty property.

housethatbuiltme · 19/12/2025 12:21

SimplyBudgie · 19/12/2025 11:34

Get different buildings insurance. My aunts house was empty for some months and we didn't have to do this. Similarly i've viewed many vacant houses in my time and water/boiler have been on.

With either of your options - no or after exchange - i'd just walk away from the purchase.

Its a common clause for empty house insurance. Not doing it OR keeping the home heated would invalidate your cover.

You can't just use any 'building cover' it needs to be actual 'empty home' cover. The single biggest risk to empty houses is pipes freezing and rupturing in winter.

The buyers should understand and respect that, you have no obligation to do this and its really not that rare. You don't buy an empty, probate, auction or repossessed house (which are usually quite a bit cheaper than market rate) if your not willing to accept these standard issues as conditions of sale (which is WHY they are cheaper). It very much comes under wanting your cake and eating it.

Greenwitchart · 19/12/2025 13:05

When I moved into my house I found out the sellers' boiler has broken down between the survey and completion but they had kept quiet...

I can assure you that after that I would always ask for the heating to be turned on after I made an offer and I would also double check that it is still working before exchanging contracts

Too many dishonest sellers and estate agents to take the risk...

So I would definitely say yes to your buyer request.

ComtesseDeSpair · 19/12/2025 13:09

SeaToSki · 19/12/2025 12:07

Hire a plumber/heating tech for a half day. Get them to fill and run the system, certify its working, then drain and turn it off again. Let the buyers know the date and time so they (or their estate agent) can visit the house to confirm its working. Send the buyers a copy of the certification from the plumber.

This is probably the best solution. Or, fill the system and then have the heating on at a constant low level, which is usually allowable with an empty property policy. You risk them revising their offer to assume they may have to replace the boiler or fix a faulty system if you refuse to give confirmation that it’s operational.

GarlicRound · 19/12/2025 13:31

housethatbuiltme · 19/12/2025 12:21

Its a common clause for empty house insurance. Not doing it OR keeping the home heated would invalidate your cover.

You can't just use any 'building cover' it needs to be actual 'empty home' cover. The single biggest risk to empty houses is pipes freezing and rupturing in winter.

The buyers should understand and respect that, you have no obligation to do this and its really not that rare. You don't buy an empty, probate, auction or repossessed house (which are usually quite a bit cheaper than market rate) if your not willing to accept these standard issues as conditions of sale (which is WHY they are cheaper). It very much comes under wanting your cake and eating it.

Edited
Show quote history

Yes, this is true. I've bought a few at auction and assumed the heating/plumbing would be shonky. If it turns out to be useable, that's a bonus - because the price paid reflects the expected costs of replacement.

Are you selling this property as 'needs updating', OP? If the buyer's getting a great deal, refuse (and consider auctioning it when they pull out). If they're only paying a few K less than usual for the type, you owe them an assurance the heating's in good order.

Original poster
Numptydumpity · 19/12/2025 14:55

Thanks for all the replies. Lots to consider.

OP posts:
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