The moment tenants turn the heating back on - Are you ready for what happens next?

It happens every year. Temperatures drop for the first time in months, tenants turn the heating on, and boilers that sat dormant all summer suddenly have to perform. Many do. Some don’t. 

September is the month when latent faults become real ones. A boiler that was technically functional in March - but only just - has had six months of inactivity to deteriorate. Seals dry out. Pumps that haven’t circulated water in months can struggle to restart. Airlocks form in systems that haven’t been bled. 

For landlords, this creates a predictable spike in emergency call-outs every autumn. The good news is that most of these failures are foreseeable - and largely preventable. 

What typically goes wrong in September

The most common boiler-related issues at the start of the heating season are: 

• Pressure loss — Systems that sat static over summer often drop below the operating range, triggering lockout errors. Tenants may report an error code or simply that the boiler won’t fire. 

• Radiator cold spots — Air trapped in radiators over summer means heat distribution is uneven. Bleeding radiators is often a simple fix, but tenants may not know to do it or feel confident doing so. 

• Pilot light or ignition failures — On older boilers particularly, the ignition system can struggle after a long idle period. 

• Pump failures — The central heating pump is one of the most common early-season failures, particularly in older systems. 

What landlords should do now

If you haven’t already, September is the time to contact your tenants and ask them to check the heating is working normally. A quick check costs nothing. An emergency call-out in November costs significantly more - and if the boiler fails while the tenant is without heating or hot water, you have a legal obligation under the Landlord and Tenant Act 1985 to address it promptly. 

If a service hasn’t been done this year, book one now. Engineers are still relatively available in early September; by October, waiting times begin to extend significantly. 

Gas safety: don’t let the deadline creep up

Your Landlord Gas Safety Certificate must be renewed every 12 months. If yours is due between now and March, act in advance - winter engineer availability is constrained, and the consequences of a lapsed certificate are serious. Landlords who fail to provide a valid certificate can face fines and are unable to serve a Section 21 notice. 

Having the right cover in place before the heating season begins isn’t just about protecting yourself financially - it’s about being able to respond quickly when something goes wrong. Tenants notice the difference between a landlord who resolves problems within hours and one who takes days to arrange a repair. 

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