When your boiler breaks down in the middle of winter, the last thing you want to figure out is who’s supposed to pay for the fix. Is it you? Your landlord? The warranty company? The answer isn’t always obvious - and getting it wrong can cost you hundreds, or even leave you without heat.
Landlords Pay for Boiler Maintenance in Rented Homes
If you’re a tenant in a rented property in the UK, your landlord is legally responsible for keeping the boiler in good working order. This isn’t just common sense - it’s the law under the Housing Act 1985 and the Landlord and Tenant Act 1985. The boiler is part of the property’s fixed heating system, and landlords must ensure it’s safe and functional throughout the tenancy.
That means your landlord must arrange and pay for:
- Annual boiler servicing by a Gas Safe registered engineer
- Repairs if the boiler breaks down due to normal wear and tear
- Replacing the boiler if it’s old, faulty, or unsafe
They’re also required to provide you with a copy of the current Gas Safety Certificate every year. If they don’t, you can report them to your local council’s environmental health department. Fines for non-compliance can reach £5,000 per offense.
But here’s the catch: tenants are expected to report problems early. If you wait months to tell your landlord the boiler is making strange noises or losing pressure, and then it bursts - they might argue you didn’t maintain it properly. Keep a record of all communication. Texts, emails, or even a dated note on the fridge can help if there’s a dispute.
Homeowners Pay for Their Own Boiler Maintenance
If you own your home, you’re on the hook for everything. No exceptions. That includes:
- Annual servicing (recommended by manufacturers to keep warranties valid)
- Emergency repairs
- Replacement costs when the boiler dies
Most boiler manufacturers require an annual service to keep the warranty active. If you skip it, and the boiler fails after year three, the warranty could be voided - even if the issue wasn’t caused by neglect. A typical service costs between £80 and £120. That’s a small price compared to a £2,500 replacement bill.
Some homeowners try to save money by skipping services. Bad idea. A poorly maintained boiler can:
- Leak carbon monoxide (deadly)
- Use 20-30% more gas, raising bills
- Break down unexpectedly in freezing weather
According to the Health and Safety Executive, boiler-related carbon monoxide poisoning sends over 200 people to hospital every year in the UK. Most of those cases involve systems that weren’t serviced in over a year.
What About Boiler Warranties?
Warranties can be confusing. A manufacturer’s warranty usually covers parts for 1-10 years, but not labor or servicing. That’s where boiler cover plans come in.
Companies like British Gas, EDF, and Utility Warehouse sell boiler cover that includes:
- Annual servicing
- 24/7 emergency repair
- Parts and labor
- Replacement boiler if repair isn’t possible
These plans cost between £15 and £30 per month. That’s £180-£360 a year. For homeowners, this can be a smart move - especially if you’re on a fixed income or don’t have savings for unexpected repairs. But read the fine print. Some plans exclude:
- Boilers older than 15 years
- Problems caused by lack of maintenance
- Drainage or flue issues
Landlords sometimes offer boiler cover as part of a rental package. If they do, make sure you know what’s included. Some plans only cover emergencies, not annual checks. That’s not enough.
What If the Boiler Breaks Because of Tenant Neglect?
Let’s say your boiler stops working because you didn’t bleed the radiators for two years, or you turned the thermostat up to max every day, or you flushed the system with tap water instead of inhibitor fluid. If the engineer finds clear signs of misuse or neglect, your landlord can hold you responsible for repair costs.
But proving neglect is hard. The burden of proof is on the landlord. They need:
- Engineer’s report showing the cause
- Proof you were warned or trained to maintain it
- Documentation of previous complaints ignored
Most landlords won’t bother. The cost of chasing tenants for £300 in repairs often outweighs the benefit. But if the damage is severe - say, you flooded the boiler room by ignoring a leak - they can deduct repair costs from your deposit. That’s why it’s always better to ask for help before things get worse.
What About New Builds and Developer Warranties?
If you bought a new home, the boiler is likely covered by a 2-year builder’s warranty and a 7-10 year manufacturer’s warranty. During the first two years, any boiler issue should be handled by the developer. After that, it’s your responsibility - unless you bought extended cover.
Some developers include the first year’s boiler service in the purchase price. Check your paperwork. If they did, mark it on your calendar. Don’t assume it’s automatic.
Boiler Maintenance Isn’t Optional - It’s a Safety Issue
Ignoring boiler maintenance isn’t just expensive. It’s dangerous. A faulty boiler can leak carbon monoxide - an odorless, colorless gas that kills around 40 people in the UK each year. Symptoms like headaches, dizziness, nausea, and confusion are often mistaken for the flu.
Every home with a gas boiler should have a carbon monoxide alarm. Not a smoke alarm - a CO alarm. They cost under £20. Install one near the boiler and another in your bedroom. Test it monthly. Replace the battery every year.
Even if you’re not legally required to service your boiler, doing it annually saves money, prevents breakdowns, and protects your family. A well-maintained boiler lasts 10-15 years. A neglected one might die in 5.
Who Pays? Quick Summary
- Tenants: Report problems. Don’t fix it yourself. Landlord pays.
- Landlords: Must service annually. Must provide safety certificate. Must repair or replace faulty boilers.
- Homeowners: Pay for everything. Service annually. Consider boiler cover.
- Warranties: Cover parts, not labor or servicing. Read the terms.
- Everyone: Install a carbon monoxide alarm. Test it monthly.
Frequently Asked Questions
Do tenants have to pay for boiler servicing?
No. Tenants do not pay for boiler servicing in rented homes. It’s the landlord’s legal duty to arrange and pay for annual servicing by a Gas Safe engineer. Tenants only need to report issues promptly.
Can a landlord pass boiler maintenance costs to the tenant?
No. Landlords cannot charge tenants for mandatory boiler servicing or repairs caused by normal wear and tear. Any clause in a tenancy agreement saying otherwise is unenforceable under UK law. However, landlords can charge for damage caused by tenant neglect.
What if the boiler is old and needs replacing?
If the boiler is beyond repair or unsafe, the landlord must replace it. This applies even if the boiler is 15+ years old. A boiler that doesn’t heat the home properly or emits carbon monoxide is considered unfit for habitation. Tenants can request a replacement through their local council’s housing standards team.
Is boiler cover worth it for homeowners?
For most homeowners, yes. Boiler cover typically costs £15-£30 a month and includes annual servicing, emergency repairs, and parts. If you don’t have savings for a £1,000+ repair, cover reduces financial risk. But only choose plans that cover your boiler’s age and include full labor costs.
Can I service my own boiler to save money?
No. Only Gas Safe registered engineers can legally service gas boilers in the UK. Even if you’re handy, doing it yourself voids warranties, breaks the law, and puts you at risk of carbon monoxide poisoning. Save money by comparing quotes from local engineers - not by skipping the service.
What to Do Next
If you’re a tenant and your boiler hasn’t been serviced in over a year, send a text or email to your landlord right now. Say: “Hi, I noticed the boiler hasn’t had a service in over a year. Could you please arrange a Gas Safe check? I’d appreciate a copy of the certificate when it’s done.” Keep a copy.
If you’re a homeowner, check your boiler’s service history. If it’s been more than 12 months, book a service now. Don’t wait until January. Engineers get booked solid in winter.
If you’re unsure who’s responsible, look at your tenancy agreement or mortgage documents. If it’s still unclear, contact your local council’s housing team. They can clarify your rights - for free.
