Who Pays for Boiler Maintenance? Your Rights and Responsibilities Explained

When your boiler breaks down in the middle of winter, the last thing you want to worry about is who foots the bill. Is it your landlord? Your home insurance? Or are you on the hook yourself? The answer isn’t always obvious-and getting it wrong can cost you hundreds of dollars in unexpected repairs.

Landlords Pay for Boiler Maintenance in Rented Homes

If you’re renting a home in New Zealand, the law is clear: your landlord is responsible for keeping the boiler in good working order. Under the Residential Tenancies Act 1986, landlords must ensure the property is “in a reasonable state of repair,” which includes heating systems like boilers. This isn’t just a courtesy-it’s a legal duty.

That means if your boiler stops heating, leaks, or shows signs of dangerous carbon monoxide buildup, your landlord must arrange and pay for repairs or replacement. They can’t pass that cost onto you unless you’ve damaged it on purpose or through gross negligence.

But here’s the catch: landlords aren’t required to service the boiler every year unless it’s written into your tenancy agreement. Still, most responsible landlords schedule annual servicing because it’s cheaper than emergency repairs. A well-maintained boiler lasts longer, uses less gas, and is far less likely to fail in freezing weather.

Tenants Are Responsible for Basic Care

While your landlord covers major repairs, you’re expected to handle day-to-day upkeep. That includes:

• Keeping the boiler area clear of clutter and flammable materials
• Not blocking vents or air intakes
• Reporting unusual noises, smells, or loss of heat immediately
• Not tampering with controls or attempting DIY fixes

Ignoring small signs-like a strange hissing sound or a pilot light that keeps going out-can turn a $300 fix into a $3,000 replacement. One Wellington tenant I spoke to waited three weeks to report a dripping valve. By the time a technician arrived, the heat exchanger had corroded. The repair bill? $2,100. Her landlord refused to pay because the damage was avoidable.

Homeowners Pay Out of Pocket

If you own your home, you’re fully responsible for boiler maintenance. There’s no landlord to call. No legal requirement forcing someone else to act. That means you need to budget for it.

A typical annual boiler service in New Zealand costs between $150 and $250. That includes checking gas pressure, cleaning burners, testing safety controls, and inspecting flues. Skipping it might save you $200 this year-but it could cost you $1,800 next winter when the boiler dies and you need an emergency replacement.

Most boiler manufacturers require annual servicing to keep warranties valid. If your boiler is less than five years old and you haven’t had it serviced, your warranty could be void. That’s not a risk worth taking.

Home Insurance Might Cover Some Costs

Some home insurance policies include boiler breakdown cover as an optional extra. It’s not automatic. You have to add it. Check your policy documents or call your provider. If you have it, you’ll usually pay a small excess (around $100) and the insurer covers the rest of the repair cost.

But here’s what insurance won’t cover:

• Normal wear and tear
• Damage from lack of maintenance
• Pre-existing faults

One Auckland homeowner filed a claim after their 12-year-old boiler failed. The insurer denied it because the technician found heavy limescale buildup from years of no servicing. The homeowner had to pay $1,950 out of pocket.

What If You’re in a Unit or Apartment Complex?

If you live in a multi-unit building, the answer depends on who owns the boiler. If each unit has its own boiler, you’re responsible. If there’s a central boiler serving multiple apartments, the body corporate pays for maintenance.

Body corporates in New Zealand are legally required to maintain shared systems. That includes boilers, pumps, and pipework. You’ll see the cost spread across your quarterly levies. Don’t assume it’s covered-ask for the body corporate’s maintenance schedule. Some smaller complexes skip servicing to save money, which puts everyone at risk.

Signs Your Boiler Needs Immediate Attention

You don’t need to wait for a full breakdown to act. Watch for these red flags:

• Yellow or flickering pilot light (should be blue)
• Strange smells-especially a rotten egg odor (sign of gas leak)
• Water pooling around the boiler
• Unusual noises like banging, whistling, or gurgling
• Thermostat not responding or rooms staying cold

If you smell gas, turn off the main valve, open windows, leave the house, and call your gas provider immediately. Don’t turn lights on or off. A spark could ignite the gas.

How to Find a Reliable Boiler Technician

Not all plumbers are trained for boilers. Look for someone who’s:

• Registered with the New Zealand Plumbers, Gasfitters, and Drainlayers Board
• Gas Safe registered (or equivalent in NZ)
• Has experience with your boiler brand (Vaillant, Worcester, Ideal, etc.)
• Offers a written quote before starting work

Avoid technicians who show up without ID, refuse to give a quote, or pressure you into an immediate replacement. A good technician will explain what’s wrong, show you the old part, and give you options.

What to Do If Your Landlord Refuses to Act

If your landlord ignores repeated requests for boiler repairs, you have rights. First, document everything: take photos, keep text messages, save emails. Then send a formal written notice asking for repairs within 14 days.

If they still don’t respond, you can apply to the Tenancy Tribunal. You can ask for:

• Reimbursement for temporary heating costs
• Reduction in rent until the boiler is fixed
• Order for the landlord to pay for repairs

Many tenants worry about being evicted for complaining-but that’s illegal. Landlords can’t retaliate for requesting repairs. The Tenancy Tribunal takes this seriously.

Boiler Maintenance Checklist for Homeowners and Tenants

Here’s a simple annual checklist to keep your boiler running safely:

1. Check the boiler pressure gauge (should be between 1 and 1.5 bar)
2. Look for water leaks or rust around pipes
3. Ensure vents and flues are clear of leaves, snow, or debris
4. Test the thermostat and timer
5. Listen for unusual sounds when the boiler turns on
6. Book a professional service before winter hits

Keep a log of each service. It helps when selling your home or if a dispute arises.

Why Skipping Maintenance Is a Dangerous Gamble

Boilers are one of the most dangerous appliances in the home. A poorly maintained boiler can leak carbon monoxide-an odorless, colorless gas that kills 4-6 people in New Zealand every year.

Carbon monoxide alarms are required in rental homes by law. But even with an alarm, regular servicing is the only way to prevent leaks in the first place. A cracked heat exchanger or blocked flue can turn your warm home into a silent death trap.

Don’t wait for an alarm to go off. Prevention is cheaper, safer, and far less stressful.