How much should this boiler job cost?
Q I have a four-bedroomed, semi-detached house, built in 1993. I have received four quotes for a boiler job that entails replacing the boiler; adding thermostats in each room; creating two zones; and installing a factory-insulated immersion tank.
The quotes are: €2,200, including a Vokera boiler (from someone recommended by a friend); €2,800, for a boiler not specified (from my current plumber, not SEAI registered); €3,700, for a Worcester boiler (from a well-known retro-insulation company); and €4,100, for a Biasi boiler (from a company recommended by another friend).
The difference in prices is shocking and bewildering. I’m not interested in a Vokera boiler. The Worcester boiler quote is from a well-known, high-profile specialist in retro-insulation. It’s very difficult to know how to make a choice. What is the going rate for such a job?
Also, I’ve had two quotes to get the attic insulated to the SEAI 300mm level. Again, the prices are vastly different: €1,100 for insulation and 10m2 of raised flooring and €2,200 for insulation and 30m2 of raised flooring.
Given the materials and work involved in the flooring it’s hard to see how the price could double. What is the going rate for insulating a not-particularly-big, four-bedroom, semi-detached house. Both men went up into the attic and saw the same situation.
AVery often, building works, particularly refurbishments or upgradings, are not an exact science. It must be remembered that you are not buying just a product but rather a service. It is fair to say that boilers will have a fairly consistent price; however when you engage a builder you are paying for a service to include collecting the boiler and installing it.
The builder has to make an assessment of what is involved. Some builders may allow for concealing and/or insulating the pipework and others may not. As the average home owner does not change boilers often, they have no way of comparing. More often than not, the cheapest option will be taken, though this may not always be the best.
On the other hand, it is important to get a fair price and good value. A key issue in terms of the quotes you have obtained is that the boiler type is different and this in itself will give rise to considerable variations in the quotations. The going rate for a job of this nature will depend on a number of issues, including accessibility for carrying out the works and whether or not pipework has to be moved or altered. As well of course as the type and size of the boiler. However, as a good guide for a four-bed, semi-detached house, we would suggest an average price of €3,500.
As regards the attic insulation, again this will depend on the ease of access and the depth and type of insulation.
For example, the quotations you got do not give any indication as to the type of insulation proposed. Furthermore, there is clearly far more raised flooring allowed for in the dearer price, so we are not comparing like with like. You will find that if this is taken into account, then the difference between the two quotes should be a lot less.
The going rate for works of this nature largely depends on the type of insulation required and on the ease of access. For example, cold water storage tanks together with general household storage items may have to be moved in order to facilitate the works. However, typically we would suggest an average price of €1,500, assuming 10 m sq of raised flooring for a four-bed, semi-detached house.
Finally, when quotations are sought directly from builders, it is inevitable that they will look at the same situation differently and will take account of different standards and expectations, so the price variations are in fact typical of what one would expect. The thing to do is to establish what it is you need and have a specification drawn up that lists it clearly. You can then get quotations on a direct, like for like basis, which will allow more realistic comparisons.
A qualified professional, such as a chartered building surveyor, would offer this service in addition to carrying out inspections to ensure the work is being carried out in accordance with the specifications and to an acceptable standard.
Val O’Brien is a member of the building surveying professional group of the Society of Chartered Surveyors Ireland
Management fees dilemma
Q I am a landlord of an under-performing apartment and I am currently in arrears with the management fees, going back approximately five years. At the moment, I am paying above the equivalent amount due per month and paying approximately €30 off the arrears.
The management company have become quite hostile in their approach and have withdrawn some services, metre-reading, etc.
They have also asked me who is in the apartment and threatened to withdraw access to the carpark space. Are they entitled to do that?
Could you clarify two points?
1. Where do I stand in relation to access to my own property as I am paying the current service charge? Yes I am in arrears but I am unable to pay them back at present and I’m trying to pay back a portion.
2. Does the management company have the power to dictate where my monies go – to pay off the arrears, or, as I stated to them, towards current management fees?
AClearly you must be in a very difficult situation and, like many, you have probably been adversely affected by the property crash. That said, as a member of the management company and unit owner, you have an obligation to pay your service charge to ensure the running of the development. It would appear that your fellow unit owners have been subsidising your portion of the service charge for the past five years, which is unfair.
Owners’ Management Companies (OMCs) for apartment blocks are not-for- profit companies that depend on 100 per cent of service-charge income from unit owners to cover their day-to-day expenses, ongoing and unforeseen repairs and maintenance, and to provide for future capital expenditure – all of which protects the property of the apartment owners.
While your situation is difficult, you will also need to consider the fact that there may have been expenditure incurred by the OMC in attempts to recover the service charges, towards which other unit owners will have had to contribute. You mention that you are paying at a rate of € 30 per month against the arrears which will take a number of years to clear.
Have you made this year’s service charge payment?
You should also be aware that a judgment could have been put against your unit, meaning that when your property is sold, any built-up costs will be paid to the OMC from the proceeds of the sale
Whether access to a car parking space can be withdrawn or restricted can depend on your title. Many leases detail that the obligations of the OMC to the apartment owners are only enforceable if service charges are paid up to date, so you should check this.
Have you discussed your situation with the managing agent? I think your first step should be to meet them and explain the situation to see if you can come to an agreement. I recommend you negotiate a reasonable payment plan with your OMC directors where you agree payments against your service charge account in order to bring down the full debt within a reasonable period of time and once you comply with the terms of the payment plan that the OMC agree not to sanction you or withdraw services. An agreement will save you money in the long term as the OMC will be entitled to their legal costs, and interest, if they are successful in pursuing the debt.
Paul Mooney is a member of the property and facilities management professional group of the Society of Chartered Surveyors Ireland. scsi.ie
Would most tenants prefer a bath or a shower?
Q We own a two-double-bedroomed apartment in Galway City which we let to tenants. It was built in the 1960s and the bathroom is dated (it has an avocado coloured suite). We plan on renovating it but instead of replacing the bath, we are thinking of installing a large shower unit and shelves in that area. However, a friend has said that parents with babies and young children use a bath very often and an apartment without a bath limits your market for tenants. What do you think?
AIn my experience, tenants with children can be reluctant to rent apartments as they are more restrictive in size, may be located on the upper floors where access is poor, have limited if any outside areas and the noise associated with young children can often cause problems in multi- occupied developments where you are in very close proximity to neighbours. If the apartment is located on the ground floor, it may be considered more user-friendly and, accordingly, you may be able to attract family-type tenants.
The fit-out of any investment property needs to cater for the needs of your tenants and the best guide in this instance is to consider the profile of the tenants that you have attracted already. If they are mostly students or young professionals, then a large shower is going to be more attractive to them and may increase the demand for the property. If, however, you have attracted and expect to attract families with young children (younger than five), a bath is certainly more appealing.
You could try to cover both markets by installing a wall-mounted shower within a bath rather like most hotels do. This would seem to me to be a good compromise and would appeal to both families and the younger market.
From a practical point of view, large baths require large volumes of water and you may need to consider the size of your hot water cylinder. Equally, some modern showers require a pump, which can add substantially to the costs of installation.
Gerard O’Toole is vice-chair of the western region of the Society of Chartered Surveyors Ireland
