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  • Landlord Resources

    Baxi Boiler

    Hello - does anyone have experience with a Baxi Boiler losing water pressure - Error code 118.

    The boiler is still under guarantee, but it only has a 2 year guarantee (not the 7 year ones that are about, unfortunately) and I spoke to Baxi who said it is a simple fix to add water, which has been done and central heating is now back on - BUT Baxi said this may need doing every 6-12 months as it is a combi boiler and the water evaporates.

    Does anyone have experience with this - I have CH in my own house and I have had to call out the plumber once, years ago (I can't even remember the issue).

    Thank you, Amanda Smile

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    Combi boilers shouldnt have to be topped up as much as that unless there is a leak. Or have you checked water is not spitting out of the prv to outside?

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    Stephen Coles Dip RLPM

    Complete Property Management

    32 Lune Grove

    Blackpool

    FY1 5LE

    01253 291816

    07967 561210

    Just had a thought, now that the boiler is 5 year old and not new as originally thought - I had been told a while ago by another landlord that DSS tenants in properties can get free/government boilers - do you know if this is right? Sounds odd and this could be old information too! Smile

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    Not checked, I will get a check on that, thank you.

    Update after 2pd phone call to Baxi: It turns out the boiler was purchased in 2012 and came with a 2 year warranty - so way out of warranty! While on the complaining it is ridiculous that they are telling me it's OK to top up every 3/6/12 months (personally I have never even had to even look at my boiler, never mind topping one up!) - the lady spoke to the engineer while I was on hold and stated this is NORMAL and their engineer has the same issue with his at his home and just to top it up because the water evaporates saying I was lucky his needs doing every 3 months!

    Could there be a leak? Is it worth trying to put the leak sealer stuff though? (the plumber doing this - not me Smile )

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    Sorrt, just realised that paragraph does not make sense, it should read....

    Update after 2nd phone call to Baxi: It turns out the boiler was purchased in 2012 and came with a 2 year warranty - so way out of warranty! While I was on the phone I complained it is ridiculous that they are telling me it's OK to top up every 3/6/12 months (personally I have never even had to even look at my boiler, never mind topping one up!) - the lady spoke to the engineer while I was on hold and stated this is NORMAL and their engineer has the same issue with his at his home and just to top it up because the water evaporates saying I was lucky his needs doing every 3 months!

    Could there be a leak? Is it worth trying to put the leak sealer stuff though? (the plumber doing this - not me Smile Wink

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