Suitcase

23 minutes ago, Richlist said:

Well I know I can be a cynic at times but.......the gas engineer would say that wouldn't he ? After all, if you accept what he says there is a chance you'll spend £000's of  pounds with him having a new boiler fitted. It's not always best to make decisions based on the comments of one person........why not get a few more estimates for repairs before making that decision ? By the way, my boiler is 31 years old and still going strong. I wouldn't dream of replacing it unless there was no other option.

That brings me to another question. Have you let this property in the past or are you preparing it for its first let ? It's important because that's what determines wether you can offset the costs of a new boiler against tax.

I've been thinking on what you said and the price of a pressure is around £70 so including fitting would come in around £200..This sounds more attractive especially with your suggestion of supplying heaters in a crisis   

Regards your second question. I bought the property without vacant posession as the sellers are waiting on their new build being completed . i agrred to let them  rent it from me until then.   once they move out (April 2021) I will be looking to find more permanent tenants..

I'm getting an education on here and I'm glad i registered. 

25 minutes ago, Richlist said:

I would have thought it was more cost effective to replace the broken part (pressure vessel) .......then perhaps you can start making a profit in 2021.

Most of us with rental property that's local keep a couple of spare heaters available which we can drop off to our tenants whilst we wait for a repair man........which doesn't happen very often.

 

The gas engineer who did the Gas safe certificate said the boiler wasnt worth repairing as its twenty years old. it wasnt so much the heating but the hot water i was concerned about. But i will take your comments on board. Thanks  

15 minutes ago, Richlist said:

When I started 20+ years ago I used to provide cooker, fridge, washing machine and a vacuum cleaner.

Now I provide a cooker, which is usually built in so I have no choice and a vacuum cleaner. Vacuum cleaners are quite cheap, we supply a Henry (costs less than £100 new) and the tenant has no excuse but to keep things clean and vac the carpets. I'm happy to remove my vac cleaner from the inventory if the incoming tenant has their own.

If there is a garden it's a good idea to offer a lawn mower. That way there is no excuse for tenant not to cut  the grass. Again I'm happy to remove lawnmower if tenant has their own. As gardens are quite small, a flymo does the job adequately.

If you have a really top of the range executive property then a tenant will probably expect all of that + a washing m/c, tumble drier, microwave, fridge, freezer. Most quality kitchens will have some of these built in. It's not normal to provide small electrical items like kettles, toasters, irons etc.

Washing M/c's are the single most problematic item generally. If anything is going to go wrong it's gonna be the wash m/c so I no longer provide them.

Personally I think it's best to provide the minimum you can get away with whilst still being able to attract tenants at the going market rent.

Thanks for the comprhensive reply. Its left me a lot to think about..Making an inventory never crossed my mind. i wouldnt say its an executive property but a couple of people have said it should rent out at £800 so perhaps any prospective  tenants would expect a few trimmings.. The garden will need some maintenace also, I suppose i could offer to cut the grass seeing as how its on the same block as me. 

Also the house has a double garage which is down the back street. I'm unsure whether to include use of this or use it for myself.  

8 minutes ago, Richlist said:

Really ?

So spending £000's on replacing your old inefficient boiler with a bang up to date, all singing & dancing condensing boiler doesn't move you to a higher band ?

Why the hell are you spending the money ?

The present boiler is getting worn out ( pressure vessel gone) so id be happier with a new one that will cause me less hassle.  as i understand that boiler faults require 24 hour repairs   

thanks for the info   there will be a fitted gas range and a washer dryer but nothing else at present. i suppise i could provide toasters kettles and the like, but im hearing things about PAT testing that sounds like added overheads.

when i eventually let my property do i have to provide any sort of appliances?  i dont really want any additional burdens if things go wrong with them.

1 hour ago, Richlist said:

Blimey......so you are currently band F or G. What are the walls made of, cardboard ?

Decent double glazing, 12 inches of loft insulation, low energy light bulbs (halogen or led) and a condensing boiler should get you to band D at least, surely ?

your right   i went the wrong way   it is currently D and would go up a bit into higher D..  

 asked the gas engieer to check the gas pipe size and he is confident that it is 22 mm.. it seems that i  may have got the pipes mixed up!. however he says we can upgrade the pipe if neccessary when we replace the boiler. also he says the flue outlet is close to an opening window which is a fail  but because the window and the boiler  is in a utility room he says the regs arent as strict and he says on the certificate that its ok to use..

He has'nt condemned anyting or told the tenant not to use anything  so I'm resonably happy.

your thoughts?

On 1/6/2021 at 9:43 PM, Richlist said:

I thought we had already established that a gas safety certificate would NOT be issued if a combi boiler had a 15mm gas supply pipe.

This property has a 15mm supply and has received a gas cert.

How is that possible ?

i asked the gas engieer to check the gas pipe size and he is confident that it is 22 mm.. it seems that i  may have got the pipes mixed up!. however he says we can upgrade the pipe if neccessary when we replace the boiler. also he says the flue outlet is close to an opening window which is a fail  but because the window and the boiler  is in a utility room he says the regs arent as strict and he says on the certificate that its ok to use..

He has'nt condemned anyting or told the tenant not to use anything  so I'm resonably happy.

your thoughts?

many thanks for the replies   the EPC i have is dated 2011 so im due to get a new one soon. also it recommends replacing the boiler to a condensing one.. this should bring the rating up a level to E   

at this rate im due to start making a profit by 2023 if all goes well   

regarding the EPC's  do they only last a fixed period? do you have to get a new one each time the tenant changes?  

thanks in advance  

ive had the gas safety engineer round and he's passed the installation ok. thanks for your replies   

i've booked the gas safe engineer for the first week in January..its the  best i can manage given the situation . ill arrange a time with the teants so hopefully it'll go ok  

thanks for your replies everyone   

i have arranged a gas safety inspection  for the first week in January. The tenants are actually the people i bought it from and they are renting until March/ April whilst their new house is being built..

im getting gillty feelings about not having the gas safety done immediatley so i may change my mind and get it done sooner..

the fluless gas fire was fitted recenly by british gas and they have inserted a through vent in the outside wall of the room where the fire is fitted  so there should be no concerns there.

if the gas pipe needs replaced then i will wait till they move  out and get a new boiler and new supply  fitted  

thanks for your replies  

thanks for the reply. i may end up doing that.

regards  

ive bought my neighbours houuse and intend to rent it out. i looked at the combi boiler worcester 24cdi and the gas supply pipe is 15mm  when i have the gas safety checks carried out,will this be a problem?  the property also has a gas range and a fluless gas fire .

regards