Heating & Boiler Problems | Complete Tenant Guide UK

Boiler Not Firing Up: Why It Happens and What to Check

Before calling an engineer, check the pressure gauge (should read 1 to 1.5 bar), check the thermostat is set above room temperature, check other gas appliances work (to rule out supply issues). In cold weather, the condensate pipe may have frozen. Try pressing the reset button (hold 3 to 5 seconds). If it fails after two resets, stop and call a Gas Safe engineer. After a power cut, the circuit board may need resetting: check the display is on, try resetting, and note any error codes.

Never open the boiler casing yourself. If you smell gas, do not touch the boiler, open windows, leave the property, and call the Gas Emergency Service on 0800 111 999.

Boiler Noises: What They Mean

Banging and knocking: usually kettling (limescale on the heat exchanger), trapped air, or delayed ignition. A power flush often resolves it. Whistling (kettling): limescale restricting water flow, overheating the exchanger. Needs professional attention. Humming and vibrating: failing pump, loose components, or boiler vibrating against its bracket. Aeroplane or foghorn sounds: trapped air or a faulty fan. Noise when not in use: faulty valve, system refilling, or pump running when it should not.

Should you turn the boiler off if it is kettling? If loud and persistent, yes, until an engineer can inspect. Call a Gas Safe engineer immediately if you smell gas, the carbon monoxide alarm sounds, the boiler is leaking water, you see scorch marks or a yellow flame, or it fails after two resets.

Thermostat and Pressure Problems

Thermostat not working: check batteries in wireless thermostats, check it is set to heat mode, check time and schedule. If the thermostat works but the boiler does not respond, the connection may be faulty. Low boiler pressure: normal is 1 to 1.5 bar. Repressurise using the filling loop (open valve slowly until gauge reads correct). If pressure drops again within days, there is likely a leak needing professional investigation.

Your landlord is responsible for all boiler repairs. A boiler that keeps breaking is not in "good repair" even if temporarily fixed each time. If your landlord's boiler is old and failing repeatedly, replacement becomes the reasonable course of action.

Heating Systems: Combi, Electric, Oil, Radiators, Storage Heaters

Combi boilers: Most common in UK rentals. Problems include fluctuating water temperature (diverter valve), no hot water but heating works (or vice versa), short cycling. Lifespan 10 to 15 years; repeated failures in an older boiler justify replacement. Electric boilers/heating: Found in properties without gas. Problems include tripping circuits, insufficient output, high running costs. Oil boilers: Found in rural properties. Problems include fuel supply, blocked nozzles, ignition failure. Annual servicing is the landlord's responsibility.

Radiators: One cold radiator while others are warm: bleed it, check the TRV, or suspect sludge. All radiators cold but hot water works: diverter valve or zone valve fault. Upstairs cold but downstairs warm (or vice versa): weak pump, air locks, or system needs balancing. Electric storage heaters: Must be maintained by the landlord. If too old or unable to heat the property, this is a disrepair issue.

Regardless of the system type, your landlord must keep it in good repair and working order under Section 11. If the system cannot maintain a reasonable temperature, your landlord must repair or upgrade it.

No Hot Water and Shower Problems

No hot water is an emergency (24 hours). Common causes: boiler failure, faulty diverter valve (combi), failed immersion heater (cylinder systems), broken thermostat, faulty motorised valve. If you moved in and there was no hot water from day one, this is a pre-existing fault.

Electric shower not working: check if the MCB has tripped in the fuse box. Do not keep resetting if it trips repeatedly: this indicates a fault that is an electrical safety hazard. Low water pressure in shower: try cleaning the shower head (soak in vinegar overnight). If that does not help, the issue is plumbing related: failing pump, partially closed valve, or low mains pressure. Your landlord must maintain water supply installations.

How long can a landlord leave you without hot water? Emergency: 24 hours. If you have been without hot water for longer, your landlord is in breach. Document every day without hot water for your compensation claim.

What to Do When Your Heating Stops Working

1. Check the basics: thermostat, timer, pressure, reset button. 2. Report in writing with date and time, stating it is an emergency. 3. Give 24 hours for emergency response. 4. Follow up if no response. 5. Contact environmental health. 6. Seek legal advice. Keep records of everything: the date heating stopped, all communications, any costs you incur (heaters, blankets, staying elsewhere), and the date heating is restored.

While waiting for repairs: use electric heaters safely (away from furniture, never covered, never unattended), layer clothing, close doors to keep heat in rooms, use draught excluders. Keep all receipts for heaters and extra electricity as you may claim these costs back.

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