Frequently Asked Questions

You should service your boiler annually. Most manufacturers require annual servicing to maintain warranty coverage. Regular servicing ensures your boiler runs efficiently, safely, and helps prevent costly breakdowns during winter.

Stripdown Service: Most manufacturers also recommend a more thorough stripdown service after 4-5 years, or sooner if the engineer finds issues with the burner gasket, combustion readings, or other internal components. A stripdown involves removing and inspecting internal parts, cleaning the heat exchanger, and replacing worn seals - helping extend your boiler's life significantly.

Most combi and system boilers should be between 1 and 1.5 bar when cold. The pressure gauge is usually on the front of your boiler. If it's below 0.5 bar, you'll need to top it up. If it's above 2.5 bar, the pressure is too high and may need bleeding.

Locate the filling loop (usually under your boiler or nearby). Open both valves slowly until the pressure gauge reaches 1-1.5 bar. Close both valves tightly. If you can't find the filling loop or the pressure keeps dropping, call a Gas Safe engineer as there may be a leak.

Common causes include: a leak in the heating system, a faulty pressure relief valve, or air in the system. If pressure drops regularly, you likely have a leak. Check for visible water around radiators, pipes, or the boiler. If no visible leak, call a Gas Safe engineer to investigate.

This could be low pressure, a frozen condensate pipe (in winter), a faulty thermostat, or a blocked flue. Check the pressure gauge first. If it's below 0.5 bar, top it up. If the problem persists, call a Gas Safe engineer immediately as it could be a safety issue.

Combi boiler: Provides heating and hot water directly from the mains - no hot water tank needed. Best for smaller homes with 1-2 bathrooms.
System boiler: Works with a hot water cylinder. Good for homes with multiple bathrooms or high hot water demand.
Regular boiler: Requires both a hot water cylinder and cold water tank (usually in the loft). Best for homes with existing traditional systems.

Modern boilers typically last 10-15 years with proper maintenance. Older boilers may last 15-20 years. Annual servicing significantly extends boiler life. If your boiler is over 10 years old and frequently breaking down, replacement may be more cost-effective than repairs.

Banging or "kettling" sounds usually indicate limescale buildup in the heat exchanger. Gurgling suggests air in the system. Whistling may indicate a blocked flue. Any unusual noise should be checked by a Gas Safe engineer as it could indicate a serious problem.

Consider replacement if: your boiler is over 10 years old, repairs cost more than £400, it breaks down frequently, or it's inefficient (below 70% efficiency). New boilers are 90%+ efficient and can save £200-300 annually on energy bills. Get a free quote to compare costs.

A CP12 is a legal document proving all gas appliances, fittings, and flues in a rental property have been safety checked by a Gas Safe registered engineer. Landlords must have one annually and provide copies to tenants. It's valid for 12 months.

AR (At Risk): The appliance has a fault that could become dangerous. Not immediately dangerous but should be repaired promptly.
ID (Immediately Dangerous): The appliance poses an immediate danger. The engineer must disconnect it immediately and it cannot be used until repaired.

Immediate actions: Turn off the gas supply at the meter, extinguish all flames, don't use electrical switches, open doors and windows, leave the property, and call the Gas Emergency Service on 0800 111 999 (free, 24/7). Do not return until told it's safe.

Yes. Every rental property with gas appliances must have its own valid CP12 certificate. This includes HMOs (Houses in Multiple Occupation) where each room needs to be included on the certificate. You cannot use one certificate for multiple properties.

Typically £70-90 for a boiler only, £90-110 for boiler and gas cooker, or £100-130 for a full property (3-4 appliances). Additional appliances cost £15-25 each. Prices vary by location and engineer. We offer competitive rates for landlords across West Sussex and Surrey.

Usually caused by a worn washer, O-ring, or ceramic cartridge. A slow drip can waste 5,000 litres of water per year. Simple washer replacement often fixes it, but modern mixer taps may need cartridge replacement. If DIY doesn't work, call a plumber.

Turn off the water supply at the stopcock immediately. Turn off your boiler and central heating. Drain the system by opening cold taps. Call an emergency plumber. If water is near electrical appliances, turn off electricity at the fuse box. Take photos for insurance.

Common causes: partially closed stopcock, blocked aerator on taps, limescale buildup, leak in the system, or issues with the water main. Check your stopcock is fully open first. If pressure is low throughout the house, it may be a mains issue - contact your water supplier.

Check for: damp patches, mould, unusually high water bills, water meter running when all taps are off, or hissing sounds. Leak detection specialists use thermal imaging, acoustic equipment, and moisture meters to locate hidden leaks without damaging your property.

This usually indicates sludge buildup in your heating system. The sludge prevents hot water from circulating properly. A powerflush can remove the sludge and restore heating efficiency. If only one radiator is affected, it may just need bleeding.

Insulate exposed pipes, keep heating on low when away, leave loft hatch open to allow warm air to circulate, fix dripping taps (moving water freezes slower), and know where your stopcock is. If pipes freeze, turn off water and call a plumber - don't use a blowtorch to thaw them.

Carbon monoxide (CO) is a deadly, odourless, colourless gas produced by faulty gas appliances. Install a CO alarm near gas appliances and test monthly. Symptoms of CO poisoning include headaches, dizziness, nausea, and confusion. If your alarm sounds, turn off appliances, open windows, leave the property, and call the Gas Emergency Service on 0800 111 999.

Yes, if you have any gas, oil, or solid fuel appliances. Landlords must provide CO alarms in rooms with solid fuel appliances. It's strongly recommended for all gas appliances. Alarms cost £15-30 and could save your life. Install one in each room with a fuel-burning appliance.

No. Turn off the appliance immediately, open windows, and call the Gas Emergency Service on 0800 111 999. A gas smell indicates a leak, which is extremely dangerous. Don't use electrical switches, light matches, or smoke. Leave the property if the smell is strong.

You must: arrange annual gas safety checks by a Gas Safe engineer, maintain all gas appliances and flues, keep records for 2 years, provide copies to tenants within 28 days (or before move-in for new tenants), and ensure reasonable access for inspections. Failure can result in unlimited fines and up to 6 months imprisonment.

Provide written notice (24+ hours), offer multiple appointment times, explain it's a legal requirement, and document all attempts. "Tenant refused access" is not a valid defense. You may need to apply for a court access order. Seek legal advice if the tenant continues to refuse.

Yes. You can have a new CP12 done up to one month before expiry. The new certificate will be valid for 12 months from the original expiry date (not the inspection date), preventing any coverage gap. This is recommended to avoid last-minute panics.

The landlord is legally responsible for all costs related to gas safety checks and maintaining gas appliances. This cannot be passed to tenants. However, tenants are responsible for damage they cause through misuse or neglect.

Turn off heating and let radiators cool. Use a radiator key (or flat-head screwdriver) to open the bleed valve at the top of the radiator. Turn anti-clockwise until you hear hissing. When water starts coming out (have a cloth ready), close the valve. Check boiler pressure and top up if needed.

Most modern boilers have a reset button (usually red). Press and hold for 3-5 seconds. Check the pressure first - if it's too low, top it up before resetting. If the boiler keeps locking out after reset, there's likely a fault requiring a Gas Safe engineer. Never reset repeatedly if it keeps failing.

Check if the radiator valve is open. If it's open but still cold, try bleeding it (air may be trapped). If the top is hot but bottom cold, there's likely sludge buildup requiring a powerflush. If one radiator is cold but others work, the valve or TRV may be faulty.

Often yes. Turn off water supply, remove the tap head, and replace the washer or O-ring. Traditional taps are easier - modern mixer taps may need cartridge replacement. If you're unsure or the tap continues dripping after repair, call a plumber. A professional fix prevents water waste and potential damage.

The main stopcock is usually under the kitchen sink, in a utility room, or near the front door. Turn it clockwise to close. If you can't find it or it's stuck, you may need to turn off at the external stopcock (usually in the pavement outside). In an emergency, call your water supplier.

Check: boiler is on and pressure is correct, timer/programmer is set correctly, hot water tap is fully open, and no error codes on boiler display. For combi boilers, low pressure often causes no hot water. For system boilers, check the immersion heater. If these don't work, call a Gas Safe engineer.

While not legally required like landlords, homeowners should have annual gas safety checks for safety and efficiency. Regular checks prevent dangerous gas leaks, carbon monoxide poisoning, and ensure appliances work efficiently. Many boiler warranties require annual servicing. It's a small cost that could save your life.

Homeowners should service gas appliances annually, especially boilers. This ensures safety, maintains efficiency, prevents breakdowns, and keeps warranties valid. Gas fires and cookers should also be checked annually. Regular servicing is much cheaper than emergency repairs and protects your family from dangerous gas leaks.

Homeowners can: check for gas smells, ensure good ventilation around appliances, test carbon monoxide alarms monthly, look for yellow/orange flames (should be blue), check for soot or staining around appliances, and ensure flues aren't blocked. Never attempt to repair gas appliances yourself - always use a Gas Safe registered engineer.

No, homeowners don't legally need a CP12 certificate (that's for landlords). However, you should keep records of annual gas safety checks and boiler servicing. This helps with insurance claims, warranty maintenance, and proves you've maintained appliances if you sell your home. Many homeowners request a CP12-style certificate for their records.

Without annual servicing: your warranty may become void, efficiency drops (costing more to run), risk of dangerous gas leaks increases, carbon monoxide risk rises, breakdowns become more likely (especially in winter), and your insurance may not cover damage from unserviced appliances. Annual servicing is a small investment that prevents costly problems.

Yes, homeowners often need a gas safety certificate when selling. Many buyers' solicitors request it as part of the conveyancing process. Estate agents may require it before marketing. Mortgage lenders sometimes demand it. Even if not legally required, having a recent CP12 certificate can: speed up the sale, prevent delays, demonstrate proper maintenance, justify your asking price, and satisfy buyer concerns. It's best practice to get one before putting your property on the market.

Letting agents should ensure landlords: have valid CP12 certificates (annual requirement), provide copies to tenants within 28 days, keep records for 2 years, use only Gas Safe registered engineers, and arrange checks before certificates expire. Agents often manage this on behalf of landlords and must ensure compliance to protect both landlord and tenant.

Yes, letting agents commonly arrange gas safety checks on behalf of landlords as part of property management services. However, the legal responsibility remains with the landlord. Agents should use Gas Safe registered engineers, keep proper records, ensure certificates are provided to tenants, and maintain a schedule to prevent certificates expiring.

The landlord is immediately non-compliant and at risk of: unlimited fines, up to 6 months imprisonment, invalidated insurance, inability to serve Section 21 eviction notices, and prosecution if accidents occur. Letting agents should monitor expiry dates and arrange renewals 2-4 weeks before expiry to prevent gaps in coverage.

Yes. Letting agents should always verify engineers are Gas Safe registered before booking. Check the Gas Safe Register website or ask to see the engineer's Gas Safe ID card. Using unregistered engineers invalidates certificates, puts tenants at risk, and makes landlords liable. Always use reputable, registered engineers for peace of mind.

Letting agents can: maintain a centralised schedule of all CP12 expiry dates, coordinate bulk bookings for better rates, ensure consistent service across all properties, manage tenant access arrangements, keep digital records of all certificates, and provide regular compliance reports. We offer discounts for multiple properties - ask about our portfolio rates.

Treat it as urgent. If there's a gas smell, call the Gas Emergency Service immediately (0800 111 999). For other concerns, arrange an emergency Gas Safe engineer visit within 24 hours. Document all reports and actions. Never delay gas safety issues - they can be life-threatening. Keep the landlord informed throughout.

Letting agents should have professional indemnity insurance that covers property management activities, including gas safety compliance. While the legal responsibility remains with landlords, agents can be held liable if they fail to arrange required checks or use unregistered engineers. Check your policy covers gas safety management activities.

Yes. We offer competitive rates for letting agents managing multiple properties. Benefits include: volume discounts, priority scheduling, digital certificate delivery, regular compliance reminders, and dedicated account management. Contact us to discuss your portfolio needs and arrange a partnership agreement. We work with many letting agents across West Sussex and Surrey.