Is it time to turn the heating on?

With temperatures soaring outside you may think this article has been posted at the wrong time of year. Bear with me though, as it could pay to turn your heating on now despite the logical preference for some air conditioning!

You see, much like a car needs to be run every so often, so should a boiler. If it’s not there are several things that might happen, all of which could lead to a breakdown when you actually need it the most. 

The obvious one would be if the boiler or heating system has developed a fault, for which you’ll only find out when you turn it on (presumably because you are cold). Whereas checking it periodically should mean when the time comes you’ll remain nice and toasty (although perhaps not quite as much as we are now!).

‘Combi’ boilers, which provide both the heating and hot water, may still be ‘on’ during the warm weather (to supply the hot water) but they aren’t fool proof either. They contain a valve that shifts the demand between the heating and hot water, depending on what the control unit is requesting. These valves can get stuck if they aren’t moved for a long period of time (say, the six months of the year you don’t need the heating so have it constantly in hot water mode). Selecting the heating function instead of the hot water every so often can therefore aid the smooth motion of the valve.

Be aware that heating engineers are more in demand come the colder weather too. You can guarantee when the cold weather comes and everyone starts turning their heating on (many for the first time in months), they will be rushed off their feet with repairs. If you’re amongst this crowd you may have to wait (or pay more), whereas keeping on top of it could help identify and rectify any issues before the rush. It’s for this reason that it can also pay to service or replace your boiler during this quieter time, if that’s on the cards for you. 

So, whilst it may seem counter intuitive, turning up the thermostat (briefly) once a month or so can help keep your boiler running, ensuring it is ready for when you need it whilst avoiding niggly breakdowns caused by lack of use. 

---

Is it time to turn the heating on?

With temperatures soaring outside you may think this article has been posted at the wrong time of year. Bear with me though, as it could pay to turn your heating on now despite the logical preference for some air conditioning!

You see, much like a car needs to be run every so often, so should a boiler. If it’s not there are several things that might happen, all of which could lead to a breakdown when you actually need it the most. 

The obvious one would be if the boiler or heating system has developed a fault, for which you’ll only find out when you turn it on (presumably because you are cold). Whereas checking it periodically should mean when the time comes you’ll remain nice and toasty (although perhaps not quite as much as we are now!).

‘Combi’ boilers, which provide both the heating and hot water, may still be ‘on’ during the warm weather (to supply the hot water) but they aren’t fool proof either. They contain a valve that shifts the demand between the heating and hot water, depending on what the control unit is requesting. These valves can get stuck if they aren’t moved for a long period of time (say, the six months of the year you don’t need the heating so have it constantly in hot water mode). Selecting the heating function instead of the hot water every so often can therefore aid the smooth motion of the valve.

Be aware that heating engineers are more in demand come the colder weather too. You can guarantee when the cold weather comes and everyone starts turning their heating on (many for the first time in months), they will be rushed off their feet with repairs. If you’re amongst this crowd you may have to wait (or pay more), whereas keeping on top of it could help identify and rectify any issues before the rush. It’s for this reason that it can also pay to service or replace your boiler during this quieter time, if that’s on the cards for you. 

So, whilst it may seem counter intuitive, turning up the thermostat (briefly) once a month or so can help keep your boiler running, ensuring it is ready for when you need it whilst avoiding niggly breakdowns caused by lack of use. 

---

This article was featured in...

---

Is it worth buying boiler insurance?

The cold season is upon us and in an effort to keep warm many of us will have turned to a plain looking metal box called a ‘boiler’. When the heating was turned on for the first time it may have been off for months - so did yours work perfectly first time or was it coughing back to life?

Nowadays, many boilers are used all year round to provide hot water so you shouldn't encounter any nasty surprises when turning the heating on too. Still, the fact they’ll ‘just work’ is often taken for granted and these mysterious contraptions do have a habit of breaking down just as you need them most. And a broken boiler can be an expensive fix, landing you with a nasty bill to pay. So, to avoid a dent in your savings, is it best to buy boiler insurance instead?

Many opt not to buy boiler insurance as it becomes yet another monthly expense that seems unnecessary (until it’s needed!). However, each household is different and you should assess whether it makes sense for your own financial circumstances and peace of mind to set aside a fixed smaller amount each month versus the potential of facing a large one-off payment out of the blue.

Quickly browsing some boiler insurance policies online, I found that for £15 per month you can have unlimited repairs, with no excess to pay. Whilst this would equate to £180 per year down the drain if it wasn’t used, most boiler repairs will cost at least that much to resolve; one boiler I had broke down three times with three different faults in a 12 month period, costing a total of £720 to fix (that’s four years’ worth of boiler insurance payments!).

Looking through my records though, only 9% of boilers had repair bills above £180 in any one year; meaning boiler insurance would have been an unnecessary expense in most cases, which I guess is how insurance companies make their money!

Some households may be more susceptible to a breakdown, such as larger families with multiple users using hot water for showering/bathing and with more radiators in the house demanding heating from the one boiler. The boiler’s age may also help determine the likelihood it’ll breakdown; although many insurers stipulate a maximum age for boilers they’ll cover as they know this too!

If you do decide boiler insurance makes sense, you should first check to see if your home insurance covers it or whether it could be added as an extra. Alternatively, there are specialist providers, but whoever you use always be sure to understand what the policy actually covers.

Taking all of this into consideration, it seems to me that if you're on a tight budget, have an older boiler or don't want the hassle of phoning around for plumbers, then boiler insurance might be worthwhile. Having it would certainly help me avoid uneasy calls to landlords with the news of a large repair bill!

---

This article was featured in...

---

If you are looking for an agent that is well established, professional and communicative in Chichester, then contact us to find out how we can get the best out of your investment property.

E-mail me on clive@crjlettings.co.uk or call 01243 624 599.

Don't forget to visit the links below to view my previous buy-to-let deals and Chichester Property News articles:

• Follow The Buy-To-Let Property Investment Market in Chichester
• Chichester Property Market LinkedIn Page for Clive Janes
• CRJ Letting Agents Chichester Facebook Page
• CRJ Letting Agents Chichester Twitter Page
• Chichester Investment Property Management Specialist CRJ Letting Agents Website

^{_{c/o CRJ Lettings, 30B Southgate, Chichester, West Sussex, PO19 1DP}}

---

Top 5 property maintenance tips for winter

The following tips can be applied all year round but are particularly relevant at this time of year as it gets colder, darker and wetter outside.

1) Familiarise yourself with the property

Ensure you know where the fusebox, gas safety valve and water stop valve are and how they operate, in case of an emergency (I provide a house guide to my tenants with this information and also show them when they move in).

2) Keep on top of basic maintenance

Check roofs and gutters for slipped or damaged tiles and for any leaks. Check overflows and pipework for any leaks as well as damp smells or flaking paint, which may indicate a hidden problem.

Bleed the radiators and check the pressure of the boiler to see if it needs topping up.

3) Avoid condensation

Build-up of condensation can be more prevalent in winter as more heating is used, clothes are dried inside and there is a tendency to want all the windows shut.

All this moisture in the property needs to go somewhere and will invariably attach itself to cold surfaces (exterior walls / window surrounds) and create unsightly condensation / mould patches.

Keep windows open throughout the property, particularly in bathrooms and kitchens and especially during and after showering/bathing and cooking. Use extractor fans where fitted and wipe down any wet surfaces after using the shower/bath.

4) Don’t turn the heating off

This is very important to prevent the freezing of the water system and expensive burst pipes.

The easiest solution if you are planning to be away from the property is to leave the boiler on and set the thermostat to a low temperature i.e. 14°.

5) Fire safety

Do not overload electrical sockets with appliances and Christmas lights as this can cause a fire hazard. Avoid using candles, particularly near Christmas trees, decorations and curtains.

Test all smoke and carbon monoxide alarms to ensure they are working correctly.

I believe prevention is better than cure, which is why I pre-arm my tenants with a 'winter maintenance guide' at the beginning of their tenancy and re-issue it as winter approaches.

You can download this short guide, free of charge, from www.crjlettings.co.uk/winter-advice.

(This article was featured in the Chichester Observer's property section on 17th November 2016)

Clive Janes, CRJ Lettings.  

www.crjlettings.co.uk

___________________________________

If you are looking for an agent that is well-established, professional and communicative in Chichester, then contact us to find out how we can get the best out of your investment property.

E-mail me on clive@crjlettings.co.uk or call 01243 624 599.

Don't forget to visit the links below to view my previous buy-to-let deals and Chichester Property News articles:

Follow The Buy-To-Let Property Investment Market in Chichester

Chichester Property Market LinkedIn Page for Clive Janes

CRJ Letting Agents Chichester Facebook Page

CRJ Letting Agents Chichester Twitter Page

Chichester Investment Property Management Specialist CRJ Letting Agents Website

c/o CRJ Lettings, 30B Southgate, Chichester, West Sussex, PO19 1DP

__________________________________

Is boiler insurance worth the cost?

Last week a tenant contacted me to say their boiler was leaking water at an alarming rate. This was the third time in 12 months this particular boiler has had an issue and it prompted me to suggest to the landlord whether it might be worthwhile taking out boiler insurance on it.

I don’t normally take out boiler insurance on my own portfolio as I’ve run the numbers, which shows it’s not worthwhile. I have a very good gas engineer who is both competent and readily available to attend to my properties.

However, in this particular case, it was the third time in 12 months there had been an issue with it; costing £720 in total!

I took a quick look online at boiler insurance policies and found for £15 per month you could have unlimited repairs with no excess. At £180 for the year, it certainly would have been worth it for this particular boiler!

Looking through my records though shows that only 9% of boilers had repair bills above this figure in any one year. Unfortunately however, I know the pain of having a boiler become uneconomical to repair and having to fork out for a complete replacement (easily costing 10 years of insurance premiums).

Some independent research suggested that 49% of boilers develop a fault within their first six years, costing an average of £188 to repair, whilst 67% of those with breakdown cover did not need a repair visit at all.

Of course like all insurance policies, overall the company makes money from the group as a collective. But some will take comfort that by paying a manageable monthly fee they may prevent a larger unexpected bill.

It would certainly help me not have to make uneasy calls to landlords with the news of a large repair bill! As a letting agent, there’s nothing in it for me except the hassle; I do not charge a commission or mark-up on maintenance and I send the landlord the original invoice of which 100% goes to the contractor.

If you’re using a letting agent they should have good links with local tradesmen to get the work done promptly. For a ‘DIY landlord’, the convenience of having an insurance policy in place could be a deciding factor, alongside improved service levels to tenants. The most likely time you’ll encounter a failure is in the winter months - just when plumbers are all busy! Will they get to your stricken boiler promptly whilst your tenants are without heating and hot water? You may feel it’s easier to simply pay a monthly fee for the privilege of providing tenants with a number to call with a guaranteed response time in place.

It seems to me that if you are on a tight budget, have an older boiler or just don’t want the hassle of phoning around for plumbers, then boiler insurance might be worth the cost; just be sure to check the policy for limits and exceptions so you don’t have a nasty surprise in the event of a breakdown that isn’t fully covered. 

(This article was featured in the Chichester Observer's property section 

on 14th April 2016).

Clive Janes, CRJ Lettings.  

www.crjlettings.co.uk

___________________________________

If you are looking for an agent that is well-established, professional and communicative in Chichester, then contact us to find out how we can get the best out of your investment property.

E-mail me on clive@crjlettings.co.uk or call 01243 624 599.

Don't forget to visit the links below to view my previous buy-to-let deals and Chichester Property News articles:

Follow The Buy-To-Let Property Investment Market in Chichester

Chichester Property Market LinkedIn Page for Clive Janes

CRJ Letting Agents Chichester Facebook Page

CRJ Letting Agents Chichester Twitter Page

Chichester Investment Property Management Specialist CRJ Letting Agents Website

__________________________________