If a tenant rings to say the heating has stopped in winter, the best response is to act the same day: get the key details, talk them through a couple of safe checks, then book a Gas Safe registered engineer. Landlords are generally responsible for keeping heating and hot water in working order, and a cold house in November quickly becomes a bigger problem. Our boiler repair and service team helps landlords with rented homes across Bristol, including plenty of terraces in Bedminster and Southville.
Get the right information from the tenant
A few quick questions save time and can sometimes solve the problem over the phone:
- Is it the heating, the hot water, or both?
- Is there a fault code or flashing light on the boiler? A photo helps
- What does the pressure gauge on the boiler read?
- Has anything changed recently, such as a power cut, a new thermostat battery or a cold snap?
- Can they smell gas?
If the tenant can smell gas, the advice is simple. They should open windows, avoid using switches or naked flames, turn off the gas at the meter if it’s safe to do so and call the National Gas Emergency Service on 0800 111 999 straight away.
Safe checks a tenant can make
Most tenants are happy to try a few simple things, and it’s worth having these written down in your welcome pack:
- Check the thermostat is set above room temperature and has working batteries
- Make sure the timer or programmer is calling for heat
- Check the boiler has power and the fused spur switch is on
- Look at the pressure gauge. If it’s low, and they’ve been shown how, they can top it up following the manual
- Press the reset button once, if the manual says it’s safe to do so
Tenants should never take the boiler casing off or try to fix anything inside it. If those checks don’t work, it’s time for an engineer.
Book an engineer quickly
Under the Landlord and Tenant Act 1985, landlords are generally responsible for keeping installations for heating and hot water in repair. There isn’t one fixed deadline for every situation, but in cold weather a reasonable landlord treats a heating failure as urgent, particularly if the tenant is elderly, unwell or has young children.
Give the engineer the tenant’s contact details and agree access in advance. If the tenant needs to be home, let them know a time window so the visit isn’t wasted.
Help the tenant stay warm in the meantime
If the repair can’t be finished on the first visit, for example because a part needs ordering, think about how the tenant will manage. Many landlords provide portable electric heaters while they wait. Offer to cover any extra running cost if it’s significant, and keep them updated on when the part is due.
Keep a record of everything
A short written log protects you and the tenant. Note when the problem was reported, what checks were made, when the engineer attended and what was done. Keep the engineer’s job sheet with your landlord gas safety certificate records, so the history of the boiler is all in one place.
Rented homes in Bristol and Bath
Bristol has a large private rented sector, from student houses near the city centre to family terraces in Bedminster, Fishponds and Easton. Many of these homes have combi boilers that work hard with several adults sharing hot water. In Bath, older stone properties split into flats can have longer pipe runs and boilers tucked into awkward cupboards, which makes regular servicing more important. Our boiler repair in Bath page covers breakdowns in the city.
Frequently asked questions
How quickly should a landlord fix a broken boiler?
There’s no single set timescale in law for every case, but repairs must be done within a reasonable time, and in winter that usually means treating no heating as urgent. Book an engineer as soon as you’re told about it and keep the tenant updated, especially if anyone in the home is vulnerable.
Can a tenant arrange their own boiler repair?
Tenants should report the problem to the landlord or letting agent first, as the tenancy agreement usually sets out how repairs are handled. If a tenant arranges work without agreement, there can be disputes about cost and access. Any gas work must be done by a Gas Safe registered engineer.
Does an annual service help prevent winter breakdowns?
It helps. A service can pick up worn parts, blockages and early signs of trouble before the boiler is under heavy winter load. It’s separate from the annual gas safety check that landlords must arrange, although both can often be done at the same visit, which saves arranging access twice.
Help with heating in your rental properties
If one of your tenants has no heating, or you’d like your rental boilers checked before the cold weather, give us a call on 01275 400 687 or drop us a message and we’ll get an engineer booked in.