Boiler Question

[road2ruin]

Hoping that there might be someone on here involved with house surveys etc who might be able to give a bit of advice.

We purchased a house in August of last year and since doing so we've decided to upgrade the boiler however we've run into a bit of an issue. We have had 3 quotes (British Gas and 2 local guys) and they have all said that the present position of the boiler is actually against building regs as it vents directly on to the neighbours property. The houses are terraced however staggered so our kitchen wall (where the boiler is) has the front garden of our neighbour next door. This means that to put a new boiler in we're going to have to move the entire thing upstairs and the costs have increased dramatically over just replacing in situ.

When we bought the house we had a full HomeBuyer Report and speaking to our mortgage broker he feels it's the sort of thing that should have been picked up. Obviously they cover themselves and say that they didn't see the boiler working etc however surely something as basic as a boiler not being 'legal' should have been flagged?! If it had we'd have gone back to the vendors and got something off the price knowing it was coming.

We have just written a letter of complaint to the surveyors and waiting for their response but was wondering if there was any advice/pointers in the meantime?

 

[fundy]

Not an expert as such on this but the boiler is legal where it is. Its one of the nuances of build regs that mainly they apply at the time of install, so it is legal to have the boiler there (it met the rules when installed), but because the rules have been updated, if installing a new one then the rules to be met are far more onerous and can lead to more work.

You may be able to argue that the survey shouldve pointed out what would be required if a new boiler was to be installed, but I genuinely think you will struggle to get any comeback from a surveyor for this sort of issue

 

[Brookesy]

Hoping that there might be someone on here involved with house surveys etc who might be able to give a bit of advice.

We purchased a house in August of last year and since doing so we've decided to upgrade the boiler however we've run into a bit of an issue. We have had 3 quotes (British Gas and 2 local guys) and they have all said that the present position of the boiler is actually against building regs as it vents directly on to the neighbours property. The houses are terraced however staggered so our kitchen wall (where the boiler is) has the front garden of our neighbour next door. This means that to put a new boiler in we're going to have to move the entire thing upstairs and the costs have increased dramatically over just replacing in situ.

When we bought the house we had a full HomeBuyer Report and speaking to our mortgage broker he feels it's the sort of thing that should have been picked up. Obviously they cover themselves and say that they didn't see the boiler working etc however surely something as basic as a boiler not being 'legal' should have been flagged?! If it had we'd have gone back to the vendors and got something off the price knowing it was coming.

We have just written a letter of complaint to the surveyors and waiting for their response but was wondering if there was any advice/pointers in the meantime?

You should be able to put something called a pluming kit on the flue which will take the flue further up the wall and will direct the fumes higher and further away from the neighbours gardens.

Im not sure whether they have changed the building regs and this is still acceptable though, pretty sure it should have been brought up in the survey tbh basically the same if the current boiler didn't meet currect gas regulations!

 

[bigslice]

you cud ask the neighbours if its ok, plus explain to them that 'smoke' 'plume' etc is just the warm exhaust fumes hitting the cold air outside. plus the fumes are i think 80% less harmfull than the old boiler

 

[drawboy]

Yep a flue extension should solve the problem, it will not look pretty though and if on the front of the property you may not want to use this option.

 

[road2ruin]

The issue we have is a flue extension is not possible as soon as you get the other side of our wall it is on the neighbours property so the boiler shouldn't have been put their in the first place. According to the guys who quoted building regs weren't as tightly enforced so you could stick a boiler anywhere and the checks weren't really made. Because they're a lot tighter on it nowadays none of the guys would even consider doing a like for like swop and just risking it. Also, even if they did, if the neighbour moved or just suddenly complained we wouldn't have a leg to stand on and the boiler would have to be moved!

My issue, as Fundy as suggested, is that I think the surveyor should have known the building regs and pointed out that as things stand the boiler is an issue at the point of wanting to change it. Also it's an issue should the neighbour suddenly get the arse as I've mentioned above.

 

[bigslice]

The issue we have is a flue extension is not possible as soon as you get the other side of our wall it is on the neighbours property so the boiler shouldn't have been put their in the first place. According to the guys who quoted building regs weren't as tightly enforced so you could stick a boiler anywhere and the checks weren't really made. Because they're a lot tighter on it nowadays none of the guys would even consider doing a like for like swop and just risking it. Also, even if they did, if the neighbour moved or just suddenly complained we wouldn't have a leg to stand on and the boiler would have to be moved!

My issue, as Fundy as suggested, is that I think the surveyor should have known the building regs and pointed out that as things stand the boiler is an issue at the point of wanting to change it. Also it's an issue should the neighbour suddenly get the arse as I've mentioned above.

what room is directly above the boiler? and how much extra to move boiler upstairs?

 

[road2ruin]

what room is directly above the boiler? and how much extra to move boiler upstairs?

Our bedroom is directly above the boiler. In terms of costs it's around £1,500 of additional money over a standard boiler replacement.

 

[Deleted member 1740]

Our bedroom is directly above the boiler. In terms of costs it's around £1,500 of additional money over a standard boiler replacement.

That doesn't sound right to me.

Is it a combi boiler or do you have a cylinder?

 

[road2ruin]

Think it's a cylinder boiler, it's definitely not a combi as that's what we're aiming to have put in.

 

[Khamelion]

Saw the suject of this post and thought it was going to be about HID and was going to suggest, occasional flowers, being attentive and a meal out, how wrong you ca be.

 

[Brookesy]

£1500 more just to move the boiler directly above is a rip off in my opinion! Really not that much work extra!

 

[Hacker Khan]

I bought a house about a year ago and have an outside oil burner and the boiler and oil tank breaks about every building reg there is. But as pointed out already, as long as it wasn't breaking any regs when it was put in you are legally OK. As for surveyors picking up on all the building regs then it's a tricky one as there are so many, and I suspect any house more than 6 months old does not fully comply to them all.

But as you are finding out it's a bitch when you want to upgrade or change. We got stung in out old house for lots of rewiring when we added a new kitchen. It's like opening pandoras box as suddenly this needs upgrading, that needs upgrading blah blah now the quote is double the original.....

 

[bigslice]

£1500 more just to move the boiler directly above is a rip off in my opinion! Really not that much work extra!

i dont think it is directly above (is it) i was going to suggest fit new boiler in same position and route the flue upstairs

 

[road2ruin]

i dont think it is directly above (is it) i was going to suggest fit new boiler in same position and route the flue upstairs

Sadly not....it will be in the airing cupboard which isn't anywhere near the existing boiler so they're going to have to re-route the gas supply under flooring etc etc.

 

[Deleted member 1740]

Sadly not....it will be in the airing cupboard which isn't anywhere near the existing boiler so they're going to have to re-route the gas supply under flooring etc etc.

That reflects the extra cost though £1500 sounds steep its hard to give a proper opinion without seeing it.

Whereabouts are you?