Boiler and Plumbing Issues!
Discussion
I've just been called by a lettings agent regarding a property I renovated a few years ago. Apparently the boiler has lost all pressure suddenly and the couple currently renting are without hot water and heating so obviously and quite rightly I'm under pressure to sort it out quickly. I'm having trouble getting hold of the plumber who installed the entire system. The agents emergency plumber has been around, and I'm told he will charge xx amount per hour until the leak is found starting tomorrow so obviously this has set the alarm bells ringing. 
Forgive me for my lack of plumbing knowledge but I assumed if there was a leak that suddenly caused the boiler to loose pressure it would be fairly obvious where the problem was (and rather damp!)
My initial thought was that the heating is now probably being used a lot more lately and that the pressure has risen and tripped some sort pressure relief. It's a Baxi if that makes a difference.
I'd like to go around myself and try to diagnose the problem and was hoping someone could tell me where to look and what to potentially try before the plumber goes in.
Thanks!
Forgive me for my lack of plumbing knowledge but I assumed if there was a leak that suddenly caused the boiler to loose pressure it would be fairly obvious where the problem was (and rather damp!)
My initial thought was that the heating is now probably being used a lot more lately and that the pressure has risen and tripped some sort pressure relief. It's a Baxi if that makes a difference.
I'd like to go around myself and try to diagnose the problem and was hoping someone could tell me where to look and what to potentially try before the plumber goes in.
Thanks!
Tyrant said:
I've just been called by a lettings agent regarding a property I renovated a few years ago. Apparently the boiler has lost all pressure suddenly and the couple currently renting are without hot water and heating so obviously and quite rightly I'm under pressure to sort it out quickly. I'm having trouble getting hold of the plumber who installed the entire system. The agents emergency plumber has been around, and I'm told he will charge xx amount per hour until the leak is found starting tomorrow so obviously this has set the alarm bells ringing.
Forgive me for my lack of plumbing knowledge but I assumed if there was a leak that suddenly caused the boiler to loose pressure it would be fairly obvious where the problem was (and rather damp!)
My initial thought was that the heating is now probably being used a lot more lately and that the pressure has risen and tripped some sort pressure relief. It's a Baxi if that makes a difference.
I'd like to go around myself and try to diagnose the problem and was hoping someone could tell me where to look and what to potentially try before the plumber goes in.
Thanks!
If its a combi boiler (water heats up only when you turn tap on) then it could be that the system just need re-pressurising. You will usually find underneath the boiler a tap of some sort turn this on and look at the pressure reading on the boiler. It should should the correct reading in green somewhere between 0.5 bar and 2 bar probably. If its not a combi then could be anything.Forgive me for my lack of plumbing knowledge but I assumed if there was a leak that suddenly caused the boiler to loose pressure it would be fairly obvious where the problem was (and rather damp!)
My initial thought was that the heating is now probably being used a lot more lately and that the pressure has risen and tripped some sort pressure relief. It's a Baxi if that makes a difference.
I'd like to go around myself and try to diagnose the problem and was hoping someone could tell me where to look and what to potentially try before the plumber goes in.
Thanks!
Tyrant said:
Yes sorry it's a combi boiler.
I can re-pressurise the system but figured that might be a bad idea - so I put it to you guys first.
re-pressurise to just over 1 bar then see what happens when tehe boiler next fires. If pressure rises to 3bar-ish during this period then expansion vessel needs recharging.I can re-pressurise the system but figured that might be a bad idea - so I put it to you guys first.
There should be a safety valve that discharges water to the outside of the property if pressure rises above 3bar.
If the tenants know nothing about combi boilers then I would say that all that needs doing is the boilert re-pressurising. They lose pressure over a preiod of time and then will not work. If they say it lost pressure 'suddenly' how do they know it was sudden? Its probably been slowly going down until it tripped.
Tyrant said:
I can re-pressurise the system but figured that might be a bad idea - so I put it to you guys first.
If there is no sign of water leakage now, then should be OK to try repressurising the system. Check that it's not the pressure-relief-valve letting by when repressurising too.
Silver993tt said:
Why haven't you got a maintenance plan for the heating system? Only about £20 a month which covers labour & parts if there is an issue. If you are a landlord you really should have one of these.
I do currently have a warranty on the work that was carried out at the property but I've made the mistake of trusting the plumber to be available (contactable) when needed!Having had a chance to go and have a look the system is not holding pressure. No water from the overflow pipe, yet no obvious leaks or water damage. I've come to the conclusion that it must be a leak under a downstairs floorboard, the only place in the house signs of water damage would not be obvious. Any other theories are welcome though! Thanks for your help guys.
Tyrant said:
I've come to the conclusion that it must be a leak under a downstairs floorboard, the only place in the house signs of water damage would not be obvious.
It may be leaking from the heat exchanger and being evapourated out of the flue. Listen for 'water-dripping-on-a-hot-surface' noise when the boiler runs.Otherwise, I'd say you're dead right with your diagnosis.....
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