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  • Buy-to-Let

    Health and safety housing report

    Hello       I am a very small landlord with two small Welsh properties I rent out, but I read your posts avidly, and think you are all amazing.

    I am in my 70s but need my small income to survive. my tenants old boiler has broken, and he investigated  the Nest scheme for a new free boiler as he is on pension credit.

    All seemed well until I heard from the nest scheme about a health and safety rating visit.

    I have investigated this online and there are a potential 29 hazards.

    As far as I know this property is fine although it is an old terraced building, till I found out it is in the Radon risk area. I am also worried about  finding loads of hazards that I haven't thought about, that could open a den of worms, as he has 2 open fires for instance that he loves. He is very happy there, and has been there for 7 years.

    Do you think it is worth carrying on to obtain a free boiler or could it cost me more in time and expense than installing a new one.

    I do not work and have a state pension. I have a current gas certificate and and am registered with Rent Smart Wales.

    I appreciate any advice as I do not know how strict this assessment is.

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    What make and age is current boiler and has a Gas Safe engineer tried to repair it - what is the fault exactly?

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    it is about 15 years old and there is no heating.I didn't think it was worth getting it repaired

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    Always worth a try - likely only one component will be faulty

    Favourite faults are FAN/PCB aka circuit board

    Don't allow engineer to tell you parts no longer available - check online first

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    There are online sites where you can post a job and await quotes from willing tradespeople.

    EG - Baxi boiler model No XXX - needs new fan - LOCATION XXX

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    Worse case scenario on boiler repair is maybe somewhere between £200 and £400.

    Changing PCB is probably 5 minute job for Gas Safe guy and max 30 mins to change Fan - so labour costs should not be too high - though fault may be in other components.

    Boiler change likely to be £2000 plus all in - and now mandatory CONDENSING boilers are in practice no more efficient than conventional boiler and you can check the efficiency of yours on SEDBUK site.

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    How do I know if my home is not energy efficient?

    All homes are rated from A to G for energy efficiency. The most energy efficient homes have an A or B rating. The least energy efficient homes have an F or G rating. To qualify for home improvements at no cost through the Nest scheme your home must have an F or G energy rating.


    Above is from Nest site - and begs question - is this rental rated F or G via EPC? Failing which boiler change is not free

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    It is F rated. However I am going to try and get boiler repaired if possible, relevant to your advice. I looked at the 29 detailed points that the housing safety report included, and some of them are just OTT.I cannot imagine any home following all those requirements

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    With GCH I am surprised house is F rated

    Of course that does mean it can not be let to a new Tenant without being upgraded.

    What was the F number exactly - as things like putting all round low energy light bulbs can swing it to E if very marginal.

    HHSRS is a risk based appraisal based on worse case scenario - eg stairs in older homes can be very steep - so potentially a danger to v young or v old or infirm etc.

    There may be trip hazards at door thresholds.

    As you will hopefully not be needing to use NEST scheme no need to be concerned though.

    Let me know the boiler outcome...



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    The F was put right at the top of the grading.I think if I upgrade the boiler later and get a thermostat it will be ok....just hoping the tenant will stay for ages...

    There are 2 coal fires in the property that the tenant adores,with fire guards etc, plus a  steep staircase, so worried about HHSRS and how strict they are. I will hope to get the boiler repaired this time, and look out for any new grants schemes that come out  in the future that are not so worrying.

    Any advice on finding a good gas safe engineer?

    I am grateful for the time and trouble you are taking.

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