In this follow-up to our essential guide on property maintenance, we’re diving into more specific issues landlords and tenants might face, from boiler types and their maintenance needs to common electrical problems, blocked drains, and appliance care.

Knowing how to handle these situations not only saves time and money but also helps maintain a positive landlord-tenant relationship.

Let’s explore these areas in detail to help you keep your property in top condition.

1. Boilers

Boilers are used to provide heat and in some cases hot water, only in properties where there is a gas supply. Boilers can only be worked on by a Registered Gas Installer (RGI).

There are 3 main types of boilers:

Heat only boilers

• These are the most common types of boiler and only provide heat and don’t have a hot water function
• They cost approximately €2500 plus VAT at 13.5% to supply and fit
• The three main parts that need to be replaced are
  • Pump
  • Expansion vessel
  • Safety valve
  • Fan
  • Parts typically cost between €300 and €500 depending on brand

System Boiler

• A system boiler is similar to a heat-only boiler but does not require a water tank; getting its water supply directly from the main water supply
• The parts are built-in and replacements must be specific parts related to the brand
• They cost approximately €2500 plus VAT at 13.5% to supply and fit

Combi Boiler

• Combi boiler provides both heat and hot water
• They are space savers that don’t require water tanks or immersion cylinders
• They cost approximately €2800 plus VAT at 13.5% to supply and fit

Key points

• When dealing with a reported issue, an error code will appear on the boiler control panel
• This error code should be looked up on the internet and should give us some guidance on what the issue may relate to
• Often if one part needs to be replaced, the failure of other parts will soon follow
• Boilers need to be mounted to external walls for ventilation reasons
• If a boiler needs to be replaced and is not mounted to an external wall, the RGI plumber will advise a solution and quotation

Boiler replacement

• Depending on the issue, age and advice from the RGI plumber, a boiler may need to be replaced. If it is over 10 years old and the main parts need replacing it is normally more cost-effective to replace the boiler
• Boilers generally come with a 7-year warranty
• Boilers need to be serviced annually for the warranties to be valid
• A boiler service typically costs around €100 plus VAT at 13.5%
• With new boilers, a service contract should be set up with the RGI plumber who fitted the boiler
• Boiler servicing should be done in June, July or August when the heating is not being used and the RGI plumbers are quiet

2. Switches Tripping on the Fuse Board

A fuse board distributes electricity from the mains supply to the individual circuits throughout a property. The fuse board is typically located beside the front door, in the utility room or under the stairs.

If there is an issue with an appliance then one of the switches on the fuse board will trip or flip down.

If a tenant reports this they should be advised to follow the below steps:

• Turn off all the appliances in the property from the sockets
• Turn them back on one by one
• If there is an issue with any appliance the switch will trip once the appliance is switched on
• This will identify the faulty appliance and it will most likely need to be replaced

If this doesn’t work then the issue is with the switch itself, this will need to be replaced by a certified electrician. The cost to replace this is estimated to be €170 plus VAT at 13.5%.

3. Blocked Drains

A tenant reports that their drains are blocked.

Find out the following:

• Has the tenant used household methods to unblock the drains, for example, a plunger and/or drain unblocker solution
• Has there been an issue with blocked drains during the same tenancy
• If there has never been an issue before, it may be a legacy issue resulting from a build-up of waste from previous tenancies

Solution

In this case, a drain company will need to be engaged and the cost is typically around €110 plus VAT at 13.5% to resolve the issue.

We do this as a one-off and if the issue reoccurs it is as a result of the tenant’s negligence and becomes a tenant obligation.

Houses can be more complicated as the blockage could be caused by a different property further down the waste line.

In some cases relating to houses, a drain survey may be required to find the cause of the issue, the cost of this is approximately €450 plus VAT at 13.5%.

4. Kitchen Appliances 

As part of the Minimum Housing Standards, landlords need to supply rented properties with the below appliances:

• Washing machine with drying function or separate dryer
• Oven with grill function
• 4 ring hob
• Fridge with a separate freezer, and an ice box in a fridge is not an adequate freezer
• Microwave

Appliances that aren’t required under the Minimum Housing Standards include:

• Vacuum cleaner
• Toaster
• Kettle
• Television

These should not be provided for and if they are should not be included on the inventory. It should be explained to the tenants that the landlord has no responsibility to repair or replace these items.

The landlord needs to be advised from the outset that these items are surplus to requirements and their safekeeping can’t be guaranteed.

Below is a list of most common problems with the above appliances

Washing machine

• Bearings within the drum are worn and need replacing. This is characterised by a loud banging noise and the machine is irreparable.
• The PCB board or electronic board has stopped working and again this is irreparable
• The drain pump needs replacing, costing approximately €120 to supply and fit.
• The heating element needs replacing, costs around €120 to supply and fit.
• The door seal needs replacing, costing around €120 to supply and fit.
• The filter is blocked, generally, this is something a tenant can easily fix by watching this how-to video https://www.youtube.com/watch?v=J8jw8F4FF3I

Oven

• The heating element needs replacing, costs approximately €120 to supply and fit.
• The fan needs replacing, costs around €120 to supply and fit.
• The door hinge needs replacing, costing approximately €120 to supply and fit.

Dishwasher

• The drain pump needs replacing, costing around €120 to supply and fit.
• The heating element needs replacing, costs around €120 to supply and fit.
• The control panel needs replacing; in this case, the machine is irreparable.

Fridges are generally irreparable

Entry-level appliances suitable for rental accommodation have a defined obsolesce period of 6 to 7 years. Given the relatively low cost of replacement and relatively high cost of repair, the below should be considered:

• The age of the appliance
• The cost of repair
• The cost of replacement

5. Mold and Ventilation

Given the climate in Ireland, dampness can be a real issue in properties, particularly apartments, during the winter months. It usually presents itself in the form of specks of mould around windows and behind furniture. Windows act as a cold bridge and there is often a lack of airflow behind furniture.

Most of the time, mould is a result of living conditions, below is a checklist that should be considered.

• Are the wall vents blocked? Tenants often close or block the vents to retain heat at the expense of adequate ventilation
• Are clothes being dried inside? This will increase the level of moisture in the property
• Do drying facilities comply with the minimum housing standards
  • In the case of houses, there should be adequate space outdoors to dry clothes
  • In the case of apartments, there should be a separate dryer or dryer function on a washing machine
  • Please note, that drying clothes outdoors is forbidden in apartment complexes
• Is the kitchen extractor fan operational and is it clear of grease etc?
• Is the bathroom extractor fan operational and is it clear of dust etc?
• Is there adequate airspace behind large furniture items

All of the above should be considered and if there are any inconsistencies, these should be addressed. Some are landlord obligations and others are tenant obligations.

Assuming everything is in order, any build-up of mould needs to be managed by the tenant. Windows should be opened on a daily basis to encourage airflow.

Application of “Astonish Mould & Mildew Blaster”, should be used to treat any affected areas and can be used to manage any build-up of mould during the winter months.

Maintaining a rental property goes beyond simple fixes; it requires knowledge of systems like boilers, fuse boards, and appliances, as well as proactive solutions to issues like mould and blocked drains.

Staying informed and taking timely action ensures a comfortable environment for tenants and preserves the property’s value for landlords.

If you need professional advice or assistance with property maintenance, don’t hesitate to contact us — we’re here to help!