Landlord compliance

Boiler Service

Full annual boiler servicing to keep heating safe, efficient and under warranty.

From £99.99 (inc VAT) Service record issued same day 12-month workmanship guarantee

Book this service 07426 409342

Starting from

£99.99inc VAT

full manufacturer-specification service

Full strip-down service, not a five-minute visual check

Flue gas analysis readings recorded on your paperwork

Manufacturer-specification record that protects your warranty

Expansion vessel and inhibitor checked — the items cheap services skip

Book online

Overview

What is a Boiler Service certificate?

A full boiler service is genuine maintenance rather than a safety check. The engineer strips down and cleans the key components, carries out a flue gas analysis to measure combustion efficiency, tests the safety and control devices, checks system pressure and the condition of the expansion vessel, and records the results. It is what manufacturers require to keep a warranty valid, and it is the single most effective way to avoid a boiler failing in the middle of winter.

Why it matters

Why it's worth getting right

Boilers rarely fail without warning — they fail after months of small, ignored deterioration: a fouled heat exchanger working harder each week, an expansion vessel slowly losing its charge, a condensate trap gradually silting up. A service catches those things while they are adjustments rather than replacements. It also protects two things landlords consistently lose by accident: manufacturer warranty cover, which almost always requires documented annual servicing, and efficiency, since a poorly maintained boiler can burn noticeably more gas for the same heat.

Servicing, safety checks and your obligations

There is no statute requiring an annual boiler service in the way the Gas Safety (Installation and Use) Regulations 1998 require an annual safety check. However, the Landlord and Tenant Act 1985 requires you to keep installations for space heating and hot water in repair and proper working order, and the Homes (Fitness for Human Habitation) Act 2018 allows tenants to act directly where a property is unfit — a boiler failing in winter is a serious hazard under the Housing Health and Safety Rating System. Separately, manufacturer warranties are contractual: virtually all require a documented annual service by a Gas Safe registered engineer, and a missing service history is the most common reason a warranty claim is refused.

Regulations & standards

The rules this work is carried out to

Every inspection we do is measured against a published standard — here are the ones that apply to this service.

GSIUR 1998

Gas Safety (Installation and Use) Regulations 1998

Only a Gas Safe registered engineer may work on the appliance.

BS 7593

Preparation and treatment of water in heating systems

System water quality, inhibitor levels and filtration requirements.

LTA 1985 s.11

Landlord and Tenant Act 1985

Duty to keep space heating and hot water installations in repair.

In detail

Understanding your Boiler Service

The technical detail behind the certificate — what gets checked, what the results mean, and the decisions that actually affect your property.

What a full service actually includes

A proper service is a strip-down, not a visual glance. The casing comes off and the combustion chamber, heat exchanger, burner and injectors are inspected and cleaned. The condensate trap is cleared and refilled. Ignition and flame sensing electrodes are checked and their gaps verified. A flue gas analyser measures the ratio of carbon dioxide, oxygen and carbon monoxide in the exhaust to confirm the burner is combusting correctly and to set it if it is not. System pressure is checked and the expansion vessel charge tested — an item almost always skipped on cheap services and a very common cause of pressure loss. Safety devices including the pressure relief valve and overheat thermostat are proved, and the flue is inspected internally and externally.

How to tell a real service from a token one

The industry has a genuine problem with £45 'services' that consist of running the boiler for five minutes and printing a certificate. Three things distinguish a real service. First, the casing must come off — nothing meaningful can be inspected or cleaned with it on. Second, you should receive flue gas analysis readings, with actual numbers for CO, CO₂ and the CO/CO₂ ratio recorded on your paperwork. Third, the visit should take between 45 minutes and an hour and a half depending on the appliance. If your engineer was in and out in fifteen minutes with no numbers on the paperwork, you did not have a service, and your warranty provider will reach the same conclusion.

Why system water quality determines boiler lifespan

Most modern boiler failures originate in the system water rather than the boiler itself. Circulating water corrodes steel radiators and produces magnetite — black iron oxide sludge — which settles in the heat exchanger and pump. The result is reduced flow, localised overheating, kettling noises and eventually a failed heat exchanger, the most expensive component in the appliance. BS 7593 requires the system to be dosed with inhibitor and the concentration verified at each service. A magnetic system filter, if fitted, must be cleaned annually or it simply saturates and stops catching anything. We test inhibitor levels and clean any fitted filter as part of the service, and will tell you if the system genuinely needs a power flush rather than selling one as a default.

Service and CP12 together — why it is the standard landlord booking

The two visits overlap substantially: both need the appliance accessed, both involve combustion assessment, and both require the same engineer competency. Booking them separately means paying twice for the same set-up and, more importantly, asking your tenant to grant access twice. Booking them together gives you the statutory safety certificate you are legally obliged to hold and the maintenance record your warranty requires, in one appointment. It is our most common landlord booking by a wide margin, and it is genuinely the sensible way to buy both.

Warning signs

Signs your boiler needs servicing now

Do not wait for the annual date if you notice any of these:

Banging, gurgling or whistling — 'kettling' — from the boiler or pipework

System pressure repeatedly dropping and needing topping up

Radiators cold at the bottom or needing frequent bleeding

Hot water that runs lukewarm, or fluctuates during a shower

The boiler locking out and needing a manual reset

Visibly increased gas consumption for the same heating pattern

Any yellow flame, sooting or staining around the appliance

Water dripping from or beneath the boiler

The risks

What skipping the service costs

Deferring a service is usually a false economy measured in months, not years:

!Manufacturer warranty voided — a heat exchanger failure becomes yours to fund

!Mid-winter breakdowns, when emergency call-out rates are at their highest

!Sludge damage progressing from a cleanable filter to a replacement heat exchanger

!Higher gas bills from a burner running outside its correct combustion range

!Disrepair claims where a tenant is left without heating or hot water

!Shortened appliance life — a serviced boiler routinely outlasts a neglected one by years

!Undetected combustion faults that become a carbon monoxide risk

Between services

Ask tenants to report kettling, pressure loss, lockouts and lukewarm water rather than living with them, since all four are cheap to fix early and expensive to fix late. Keep system pressure in the range marked on the gauge, usually around 1 to 1.5 bar cold, and investigate rather than simply topping up if it keeps falling — repeated topping-up introduces fresh oxygenated water and accelerates corrosion. Keep the boiler and its flue terminal clear and unobstructed, and never allow the appliance to be boxed in without the ventilation the manufacturer specifies. In properties left empty over winter, either maintain a low background temperature or drain the system properly to avoid freeze damage to the condensate pipe.

Why us

The benefits of booking your Boiler Service with us

Accredited, transparent and built around making compliance easy.

Full strip-down service, not a five-minute visual check

Flue gas analysis readings recorded on your paperwork

Manufacturer-specification record that protects your warranty

Expansion vessel and inhibitor checked — the items cheap services skip

Combine with your CP12 to save a separate tenant appointment

Gas Safe registered, ID-carrying engineers

What's included

Everything covered in your Boiler Service

One all-inclusive price — here is exactly what the engineer does on site and what you receive afterwards.

Casing removed for full internal inspection and cleaning

Combustion chamber, heat exchanger, burner and injectors cleaned

Flue gas analysis with CO, CO₂ and ratio readings recorded

Condensate trap cleared and refilled

Expansion vessel charge tested and re-pressurised where required

Safety devices, controls and pressure relief valve proved

Inhibitor level tested and magnetic filter cleaned where fitted

Manufacturer-specification service record issued for warranty purposes

Pricing

Simple, all-inclusive pricing

The price you see is the price you pay — VAT included, with no hidden call-out fees. Your final price depends on the size of your property; we'll confirm an exact, all-inclusive quote before we attend.

Boiler Service from

£99.99inc VAT

full manufacturer-specification service

Get my exact price

All prices include VAT · 12-month workmanship guarantee

Boiler service pricing

Service	Price (inc VAT)
Full boiler service	£99.99
Boiler service + Gas Safety Certificate (CP12)	Ask for combined price

All prices include VAT. Booking your service alongside your CP12 is our most popular landlord option — one visit, one tenant appointment, both records issued together.

Prices are all-inclusive of VAT with no hidden call-out fees. Where they genuinely apply, parking (£5) and the London Congestion Charge (£18) are passed on at cost and always shown up front.

The process

How your appointment works

Simple, transparent and designed around you and your tenants.

Step 1

Book, ideally alongside your CP12

One appointment covers both the statutory safety check and the maintenance your warranty requires.

Step 2

Strip down and clean

Casing removed, combustion chamber, heat exchanger and burner inspected and cleaned, condensate trap cleared.

Step 3

Analyse and adjust

Flue gas analysis confirms correct combustion, with the burner set where needed. Expansion vessel and inhibitor tested.

Step 4

Prove safety devices and record

Controls and safety devices are proved, and your service record with combustion readings is issued the same day.

FAQs

Boiler Service — frequently asked questions

No. A CP12 confirms the appliance is safe on the day of the visit. A service cleans and maintains it for reliability and efficiency, and is what your manufacturer's warranty requires. Many landlords assume the CP12 covers both — it does not, and that assumption is the most common reason warranty claims get refused.

Between 45 minutes and an hour and a half depending on the appliance and how accessible it is. Anything much shorter than that is not a full service.

Yes, provided it is a full service by a Gas Safe registered engineer and documented. Nearly every manufacturer requires annual servicing as a condition of warranty, and asks for the service history when a claim is made. We issue a manufacturer-specification record on every visit.

Only if your system genuinely needs it — heavily sludged systems with persistently cold radiators and repeated blockages. We test inhibitor levels and clean any fitted filter as part of the standard service, and we will tell you honestly if a flush is warranted rather than selling one by default.

Annually. Most manufacturers require it for warranty purposes, and in a rented property it is the single most effective way to avoid a mid-winter breakdown and the disrepair claim that can follow.

Yes, and it is by far the most sensible way to book. One visit, one appointment for your tenant, and both the safety certificate and the service record issued together.

Book now

Book your Boiler Service today

Fill in the form and we'll confirm your appointment and an all-inclusive price, usually within the hour. Prefer to talk? Call us and we'll book you in within two minutes.

Call our team

07426 409342

Mon–Sat · bookings confirmed in under 2 minutes