No Hot Water But Heating Works in Andover - What Landlords and Tenants Should Check

Published September 2026 | Boiler Repair

Landlord Obligations Under Current Regulations

The Landlord and Tenant Act 1985 places a statutory duty on landlords to keep the installation for the supply of hot water in proper working order. That's not a best practice or a guideline - it's the law. If your tenant in Andover has radiators running fine but no hot water from the taps, you need to act, and you need to act quickly.

Under Section 11 of the Act, landlords must maintain and repair:

• The boiler and all associated controls
• The hot water cylinder in systems that use one
• Pipework that forms part of the hot water installation
• Valves, pumps, and components within the hot water circuit

The Gas Safety (Installation and Use) Regulations 1998 add another layer. Any gas work carried out in your rental property must be done by a Gas Safe registered engineer - this is a legal requirement, not a preference. Using an unregistered person to repair or service a gas boiler is a criminal offence, and your insurance will likely be invalidated too. You should be able to check any engineer's credentials on the Gas Safe Register website before they arrive.

Landlords must also carry out an annual gas safety check and provide tenants with a copy of the Gas Safety Record within 28 days of its completion. If you haven't had this done recently on your Andover property, that needs addressing alongside any repair work.

Timescales matter. A lack of hot water is classed as an urgent repair. Courts and local councils generally expect landlords to respond within 24 to 48 hours and arrange a repair promptly after that. Hampshire councils have enforcement powers if landlords fail to act, and tenants can in some cases seek rent reductions if essential services aren't restored within a reasonable period.

What Tenants Are Expected to Handle

Tenants have responsibilities too, and it's worth being clear about where those responsibilities sit before anyone calls an engineer.

Tenants are expected to:

• Report faults to the landlord as soon as they're noticed, in writing
• Use the boiler and hot water system in the way it was designed to be used
• Attempt a boiler reset - most modern boilers including Worcester Bosch, Vaillant, and Ideal models have a reset button on the front panel
• Check the system pressure before calling it a fault

That last point is worth expanding on. On a combination boiler, system pressure should typically sit between 1 and 1.5 bar when cold. If pressure drops below 0.5 bar, the boiler may continue to fire for the central heating circuit while failing to produce domestic hot water. The boiler is protecting itself - it's not broken. Tenants can usually repressurise using the filling loop, which is typically a small lever or valve underneath the boiler. The boiler manual explains the process, and it takes around five minutes.

It's also worth checking thermostat and timer settings. Many programmable controls and smart thermostats have separate settings for heating and hot water. It's not uncommon for the hot water programme to be accidentally switched off, or for a timer to have been knocked out of its schedule. Checking this first takes two minutes and could resolve the issue without anyone needing to visit.

What tenants are not expected to do is any gas work, any dismantling of boiler components, or any repair involving internal pipework. That's the landlord's territory. Any attempt by a tenant to repair a gas appliance themselves creates serious safety risks and will likely breach the tenancy agreement.

Grey Areas - Where Disputes Happen

Most landlord and tenant disagreements about hot water come down to a few recurring situations. Knowing about them in advance helps both sides handle things more sensibly.

Limescale and hard water damage is one of the most contested issues. Hampshire has some of the hardest water in England, and over time, limescale can block heat exchangers and restrict flow in ways that specifically affect hot water rather than central heating. Landlords often argue this is a result of local water supply conditions, while tenants argue it reflects a maintenance failure. In most cases, adjudicators have sided with landlords on this - limescale from local water is not typically classed as a repair failure. That said, a landlord who has repeatedly ignored reports of reduced hot water performance may find that argument harder to sustain.

Accidental damage caused by a tenant is clearer. If a tenant interferes with the boiler, over-pressurises the system, or damages a component, repair costs can be recovered from the tenant. But the landlord still has a duty to arrange the repair. They can't leave the property without hot water while chasing the tenant for costs - the repair comes first.

Delays caused by parts availability are another area that can cause friction. A landlord who books a Gas Safe engineer promptly but faces a wait for a specific part for an older Baxi or Ideal boiler is in a different position to one who hasn't responded to the tenant at all. Documenting your actions matters in both scenarios.

Using the Voltrade GoFIX diagnostic tool before booking an engineer can help clarify the likely cause before anyone visits. That pre-diagnosis removes some of the uncertainty that tends to fuel disputes between landlords and tenants, and often speeds up the repair process too.

How to Report This Issue as a Tenant

If you're a tenant in Andover with no hot water, here's how to handle it properly and protect yourself if things escalate.

1. Check the basics first. Is the boiler powered on? Is the system pressure above 1 bar? Is the hot water programme correctly set on the timer or thermostat? Try a reset. These checks take five minutes and might resolve the fault without anyone needing to visit.
2. Report in writing immediately. Send an email or text to your landlord or letting agent as soon as you've confirmed it's a genuine fault. Keep the language factual: "The boiler is producing no hot water. The heating is working normally. System pressure reads 1.2 bar. I've tried a reset. The fault persists." Written records protect you if the situation escalates.
3. Set a clear deadline. Because no hot water is classed as an urgent repair, it's reasonable to ask for a response within 24 hours and a repair arranged within 48 to 72 hours. Put that expectation in writing.
4. Escalate if needed. If the landlord doesn't respond, contact Hampshire Council's private sector housing team. They have enforcement powers under the Housing Act 2004 and can serve improvement notices on landlords who fail to maintain rental properties to the required standard.
5. Keep everything. Dates, times, names, what was said. Photos of the boiler display, any error codes showing, and screenshots of messages you've sent.

Getting It Fixed Quickly in Andover Rental Properties

When one of our engineers visits an Andover property to investigate no hot water with heating working normally, there are a handful of components they'll check first. The pattern of the fault - heating fine, hot water absent - points to specific parts of the system rather than the boiler as a whole.

The diverter valve is usually the first suspect on combination boilers. This valve switches the boiler's output between the central heating circuit and the domestic hot water circuit. When it sticks or fails, the boiler keeps heating radiators but can't route hot water to the taps. On popular models like the Worcester Bosch 4000, Vaillant ecoTEC Plus, and Ideal Logic, diverter valve replacement typically costs between 180 and 350 pounds including parts and labour. The job usually takes one to two hours.

The plate heat exchanger is another common cause. On combi boilers, this is where the cold mains supply gets rapidly heated by the boiler's primary circuit. If it becomes blocked - often by limescale in Hampshire hard water areas - you'll have heating but no hot water. Descaling or replacement typically costs between 200 and 450 pounds depending on the model and severity of the blockage.

On older systems with a separate hot water cylinder, the immersion heater element or the cylinder thermostat may have failed. These are often quicker and cheaper fixes - typically between 100 and 250 pounds - and don't always require gas work, which can speed up the booking process.

Temperature sensors and thermistors that specifically control the hot water circuit can also fail independently of the heating side. These are relatively inexpensive components, and replacement including labour typically comes in between 80 and 180 pounds.

For landlords, the key is having a Gas Safe registered engineer's contact details before a fault occurs, rather than searching at 7pm on a Friday. Andover has a number of qualified heating engineers, and having that contact established in advance makes emergency response significantly faster.

Documentation You Should Keep

Good paperwork protects both landlords and tenants. It's worth getting this organised from the start of a tenancy rather than scrambling to pull records together when something goes wrong.

Landlords should keep:

• A current Gas Safety Record, renewed every 12 months
• Records of all boiler services
• Receipts and engineer reports for all repair work carried out
• Copies of all communications with tenants about reported faults
• Any warranties or guarantees on boiler or component replacements

Tenants should keep:

• Written records of every fault reported, including the date and time
• Copies of all responses received from the landlord or letting agent
• Photos or videos of the issue where relevant, particularly any error codes on the boiler display
• Written confirmation of repair appointments or promised timescales

For properties across Andover and Hampshire, many letting agents run their own maintenance reporting portals. Using these creates a documented trail automatically, which benefits both sides. If a dispute ends up before a deposit scheme adjudicator or in a county court, the party with the clearer written record almost always fares better. It's not about building a case against the other side - it's about having an accurate account of what actually happened.

Landlord and Tenant Questions

Is a landlord legally required to fix no hot water within a specific number of days?

There's no single statutory deadline written into law, but no hot water is consistently classed as an urgent repair. Courts and local councils typically expect landlords to respond within 24 to 48 hours and complete the repair within a reasonable period, commonly interpreted as two to five days. Delays beyond that without clear justification - such as awaiting specialist parts - can result in enforcement action from the local authority or claims for rent reduction by the tenant.

Can a tenant withhold rent if the landlord doesn't fix the hot water?

Tenants can pursue rent reduction through the courts if a landlord fails to maintain essential services, but unilaterally stopping rent payments is risky and can give the landlord grounds to pursue eviction. The better route is to contact the Andover local council for enforcement support, or raise a formal complaint through the relevant housing ombudsman. Always take independent legal advice before withholding any rent, even when the landlord is clearly in breach.

Who pays for a boiler service in a rental property?

The landlord is responsible for the annual gas safety check and associated boiler service. This cost cannot be passed to the tenant under standard tenancy terms. Some landlords include boiler cover plans that incorporate the annual service into a single monthly payment, which can simplify budgeting. Either way, the legal responsibility for ensuring the Gas Safety Record is current sits firmly with the landlord, not the tenant.

What if the boiler is showing an error code but the tenant can't reach the landlord?

Make a note of the error code - it's displayed on the front panel of most modern boilers including Vaillant, Worcester Bosch, and Ideal models, and the fault code can be looked up in the manual or online. Contact the landlord and letting agent through every available channel and keep a record of all attempts. If the property remains without hot water for more than 48 hours and the landlord is unresponsive, contact Hampshire Council's housing team for guidance on your options.

Does the landlord have to provide alternative hot water while the boiler is being repaired?

There's no strict legal requirement to provide temporary alternatives such as a portable electric shower or kettle. However, a landlord who leaves a tenant without hot water for several days while arranging repairs risks a formal complaint and potential local authority intervention. Offering a reasonable temporary solution shows good faith, tends to reduce friction, and can make the difference between a tenant accepting the delay and escalating the matter to the council.

Frequently Asked Questions

Why does a boiler heat the radiators but produce no hot water?

On combination boilers, this pattern usually points to a failed or stuck diverter valve, which is responsible for switching the boiler's output between the heating circuit and the domestic hot water supply. A blocked plate heat exchanger is another common cause, particularly in hard water areas. On older systems with a separate cylinder, a failed immersion heater or cylinder thermostat can produce exactly this symptom. An engineer can typically diagnose the cause within the first visit.

How much does it cost to fix no hot water on a UK boiler?

Repair costs vary depending on the fault. A diverter valve replacement typically costs between 180 and 350 pounds including labour on common boiler models. Plate heat exchanger descaling or replacement commonly falls between 200 and 450 pounds. Thermistor or sensor replacements tend to be cheaper, usually between 80 and 180 pounds. Getting a clear diagnosis before committing to a repair is the best way to avoid unnecessary costs, particularly on older boilers where replacement might be more cost-effective than repair.

Can a tenant repressurise a boiler themselves?

Yes - repressurising a combi boiler is a basic task that doesn't involve any gas work and is within a tenant's reasonable capability. The filling loop is usually located under the boiler, and the process is described in the boiler's user manual. System pressure should sit between 1 and 1.5 bar when cold. If the boiler repeatedly loses pressure, that's a sign of a leak somewhere in the system and should be reported to the landlord, as it will need an engineer to investigate the underlying cause.

Is it worth repairing an old boiler in a rental property or replacing it?

As a general rule, if a repair costs more than half the price of a new boiler, or if the boiler has needed multiple repairs in the past two years, replacement often makes more financial sense. Modern A-rated boilers from manufacturers like Worcester Bosch and Vaillant are also significantly more efficient, which can lower energy bills for tenants and reduce the likelihood of further breakdowns. A Gas Safe engineer can advise on whether a specific fault is worth repairing given the age and condition of the existing unit.