Planned Maintenance - Tenant Choices - Fires

We have gone to great lengths to provide a wide range of fire choices for tenants.  However, due to a number of reasons that are explained below, the choices in relation to keeping or installing new gas fires have had to be limited and in many cases we will not be able to fit or renew gas fires but will replace gas fires with electric fires.

Why are RBH replacing heating systems in some properties?

What are the problems with the replacement of gas fires?

Will the new heating system cost tenants more on their bills?

Why has RBH decided to replace gas fires with electric fires?

How did we make the decision to replace gas fires with electric fires?

View the Fire Choices

Why are RBH replacing heating systems in some properties?

We have identified a substantial number of gas fired back boilers with front mounted fires on different estates across the borough, which needed replacing to meet the decent homes standard. These back boiler systems will be replaced with a new highly efficient condensing boiler fitted on an outside wall in the kitchen or other suitable location. However this raised a number of problems regarding the replacement gas fire, which was attached to the back boiler.

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What are the problems with the replacement fires?

There are higher levels of risk to you associated with gas fired appliances being fitted into the existing chimney breasts. These types of installation are known as open-flued appliances because they vent into a chimney and can result in the products of combustion (carbon monoxide etc) coming into the room rather than being taken away up the chimney. This is especially true if the appliances are broken, the flues become blocked , you have fitted ceiling fans or they have not been serviced regularly. (Depite our procedures, not all get serviced annually due to access problems). The risk factors, particularly around carbon monoxide poisoning, were considered to be high and storing up potential future problems.

In addtion, the work involved in removing the old unit and installing a new gas fire is extensive and costly. It is estimated to cost about £1,000 to £1,200 including the cost of the gas fire as against about £400 for a new radiant electric fire with a choice of surround. Not to mention the ongoing annual servicing and maintenance costs associated with gas fires.

We have also had a number of complaints regarding difficulties elederly people are having using the controls on new gas fires which have already been installed. This problem does not exisit with the electric fire.

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Will the new heating system cost me more on my bills?

Independent costing figures by the Building Cost Information Service and from the fire manufacturers suggest that the cost of running a gas fire is between 3 and 4 pence per hours against 5 and 6 pence per hour for an electric fire. However because we are installing the much more efficient condensing boilers in council properties the total annual running costs have been shown to reduce fuel bills by between 15% and 30% over the previous costs, even with the electric fire in place of the gas fire.

It is often actually less costly to have the boiler and radiators heating the house than to use the gas or electric fire to heat one room. Many tenants have written in saying how pleased they are with the lower heating bills since the new systems were installed - some saying that last winter their heating bills almost halfed.

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Why has RBH decided to replace gas fires with electric fires?

We have looked at all aspects of installing gas fires. The decision to replace gas fires with electric fires is based on:

• recent reports on global Warming and the greenhouse effect
• the need for ‘continuous improvement' and ‘value for money'
• reducing the risk of carbon monoxide poisoning
• ensuring sustainability of the Raising the Standard programme
• the health and welfare of current and future tenants.

We realise that tenants have concerns over the lack of choice between gas and electric and the costs of running the new electric fires, and we recognise your concerns. However, we hope this information reassures you that the decisions have been made in the best interests of tenants.

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How did we make the decision to replace gas fires with electric fires?

In terms of consultation, we took the issue to our Tenants Liaison Special Interest Group, (chaired by a tenant and with representatives from a number of tenants and residents associations and the Rochdale Federation of Tenants and Residents Associations). We explained the benefits to them in terms of programme time and cost as well as pointing out the health & safety benefits of the electric fire option. The majority of the tenants' group members were supportive of the change to electric fires as a secondary form of heating in the living room. This has now become our preferred installation policy for all back-boiler replacements.

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Fire Choices

Please note:  There may be particular issues that affect the type of fire we are able to fit in some households. Your Development Officer will be able to advise you on the options available.

Belvedere and Viscount Mahogany Surround – also available in White and Medium Oak

Sapphire Maple Suite inc Chrome Fire

Ashford Suite and Fire

Tees Vintage Honey Oak Surround with Camberley Fire – also available in white and medium mahogany

Mayfair and Viscount Mahogany Surround also available in White and Medium Oak

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