Project Overview
When British Gas identified a cracked flue on a ten-year-old Vaillant ecoTEC Pro boiler at Simon’s residential flat in Peckham, SE15, he needed a swift, expert response. The flue breach ran through a section of ceiling and left the existing system unsafe to operate without remediation.
We assessed both a targeted flue repair and a full system replacement, and, following our recommendation, Simon approved a complete boiler replacement alongside a carefully planned programme of ceiling remedial and decoration works. The entire project was completed across three days, with minimal disruption and the home fully reinstated to a clean, finished standard.
The Client’s Brief
Simon’s priorities were clear from the outset:
- Ensure the property was safe and the flue defect fully resolved
- Minimise downtime, heating and hot water back in service as quickly as possible
- Have remedial decoration works arranged immediately following the boiler installation, with no gap between trades
- Receive a transparent, honest recommendation on whether to repair or replace
Although Simon’s initial preference was to retain the existing boiler given its previously reliable service history, he remained open to a replacement quotation and ultimately agreed that a full installation offered the stronger long-term position.
Our Survey & Recommendations
During the initial visit, our engineer confirmed the British Gas diagnosis: a leak on the flue within the ceiling void, consistent with the abnormally long flue runs common across this particular block of flats in SE15, a characteristic we’ve encountered across multiple properties in the building.
Key findings included:
- Existing Vaillant ecoTEC Pro approximately ten years old, at or approaching the end of its manufacturer-recommended service life
- Flue breach located within the ceiling run, requiring ceiling access to expose and address
- Flue run configuration: horizontal, with multiple extensions and a 90-degree elbow, a technically demanding installation
- System showing signs of age-related wear consistent with a boiler of this vintage
We presented Simon with two options: a like-for-like flue replacement, retaining the existing boiler, or a full system replacement including a new Vaillant ecoTEC Pro 28 with a ten-year manufacturer’s warranty. We were candid about the risk profile of each route and recommended the full replacement to avoid the strong likelihood of further component failures in the near term.
Planning & Preparation
Simon took a measured approach to the decision, reviewing both quotations before confirming his preferred route. His one firm condition was that there would be no gap between the boiler installation and the ceiling remedial works, he didn’t want to be left with an open or unfinished ceiling for any length of time.
To meet this requirement, we arranged for our in-house remedial works team to attend site on the day of the boiler installation to assess the ceiling scope directly. This let us provide a firm quotation on the spot and schedule the remedial programme to begin the following working day. Simon approved the full package before works began, giving him complete certainty over timeline, scope and cost.
The Work We Carried Out
Boiler and flue installation
- Isolated all necessary supplies and drained down the central heating system
- Cut open the ceiling to gain access to the existing flue run
- Decommissioned the old boiler, flue and associated components
- Carried out an Adey Magnacleanse power flush in accordance with BS 7593
- Supplied and installed a Vaillant ecoTEC Pro 28 with a ten-year manufacturer’s warranty
- Supplied and fitted a new horizontal flue run to current standards (two 2m extensions, one 1m extension, one 0.5m extension, and a 90-degree elbow)
- Altered pipework to accommodate and connect the new boiler
- Made all appropriate plumbing and electrical connections
- Adapted the existing condensate pipework to suit the new boiler
- Fitted a new 22mm boiler protection filter on the system return
- Fitted a new 15mm inline scale reducer on the incoming mains
- Refilled the central heating system and dosed with scale inhibitor
- Wired the boiler to Part P and Part L requirements
- Connected to the existing controls, confirmed fit for purpose
- Supplied and fitted a new carbon monoxide detection alarm
- Tested the gas supply for tightness
- Inspected and balanced radiators as required
- Demonstrated correct operation to the client
- Commissioned the installation and completed Benchmark documentation
- Notified Local Building Control and registered with Gas Safe
- Removed all waste and left the site clean and tidy
Ceiling remedial and decoration works
- Re-battened the ceiling void in the affected flue area and re-boarded using plasterboard
- Installed four 300mm x 300mm inspection hatches within the boarded area for future servicing access
- Filled and prepared the boarded area and adjoining wall section
- Decorated throughout in white emulsion to blend with the existing ceiling finish
Simon expressed satisfaction with the outcome and the overall delivery, and confirmed the combination of a reliable new boiler, a ten-year manufacturer's warranty, and a neatly reinstated ceiling gave him a long-term solution with no outstanding works to manage.
Timeline & Completion
The project was delivered across three days, on time and in line with the agreed programme. Day one covered the full boiler and flue replacement, with the system commissioned and operational by the end of the day. Day two covered carpentry, the ceiling was battened, re-boarded, and the inspection hatches installed. Day three covered filling, preparation, and decoration, with white emulsion applied to match the existing finish.
Challenges & How We Solved Them
An abnormally long flue run through the ceiling void
This is a known characteristic of this particular block of flats, requiring specialist knowledge and careful installation. Our familiarity with the building meant we could plan the flue configuration in advance. The installation was carried out by an experienced engineer, with our in-house remedial team on hand throughout day one.
The client’s preference to retain the existing boiler
Despite the flue defect and overall system age presenting a risk of recurring issues, Simon’s initial instinct was to keep the existing boiler. We presented both options with full transparency, clearly outlining the risk profile of the repair-only route, so he could make an informed decision with no pressure applied.
A zero-gap requirement between trades
Simon couldn’t accommodate any delay between the boiler installation and the ceiling remedial works. Our remedial team attended on day one to assess and quote on site. Works were booked and confirmed before the boiler installation concluded, with day two already secured in the programme.
A ceiling patch repair across an older surface
Achieving a consistent, blended finish where new plasterboard meets an existing ceiling takes real care. Skilled filling and preparation on day three ensured a clean result. As is standard with patch decoration, minor variation in sheen under certain lighting is a natural characteristic rather than a defect, and we remain available to revisit if required.
The Finished Result
Simon’s property was fully reinstated within three working days. The new Vaillant ecoTEC Pro 28 is operating efficiently and fully commissioned, with all Gas Safe and Building Control notifications completed. The ceiling has been closed, re-boarded, and decorated, with four inspection hatches providing clean future access to the flue run without the need for further ceiling works. The property is left in a safe, functional and aesthetically consistent condition throughout.
Simon expressed satisfaction with the outcome and the overall delivery. The combination of a reliable new boiler, a ten-year manufacturer’s warranty, and a neatly reinstated ceiling gives him a long-term solution with no outstanding works to manage.
Project Investment
Pricing for a project of this kind depends on the flue configuration, the extent of ceiling access required, and the finish specified for the remedial and decoration work. Contact us for a tailored quotation. This investment delivers a fully warranted, Gas Safe registered heating system with a reinstated, access-ready ceiling, removing the need for reactive repairs, protecting the property’s safety, and giving Simon complete peace of mind for the years ahead.
Why Choose Plumb London
- Over 35 years serving residential and commercial clients across London. Our approach is built on a simple principle: do the job properly, be honest about what we find, and stand behind our work
- Gas Safe registered engineers on all gas works, with full Building Control notification as standard
- In-house capability across plumbing, heating and remedial works, no need to coordinate separate contractors
- Transparent, itemised quotations with no hidden costs and clear risk disclosure
- Familiar with the technical demands of London residential blocks, including complex flue runs and confined plant areas
- Benchmark commissioning documentation completed on all boiler installations, protecting your warranty from day one
- Responsive, professional communication at every stage, from initial survey through to final sign-off
Frequently Asked Questions
Can a flue be repaired rather than replaced, and is it worth doing?
In some cases, yes, a localised flue defect can be addressed without a full replacement. However, where the flue run is long or complex, or where the boiler itself is nearing the end of its life, a targeted repair often represents poor value. We’ll always present both options with an honest assessment so you can make an informed decision.
Why does a boiler replacement require access through the ceiling?
Where a boiler’s flue runs horizontally through a ceiling void, the flue must be removed and replaced as part of the installation, which requires the ceiling to be opened. We always aim to minimise the extent of access required and, where possible, coordinate ceiling reinstatement works to follow immediately.
What are inspection hatches and why have they been fitted?
Inspection hatches are small, flush-fitting access panels that let engineers inspect or service the flue run in future without disturbing the ceiling. Having them in place significantly reduces the cost and disruption of any future maintenance.
Will the decoration match my existing ceiling?
Our decorators work to achieve as close a match as possible. On older ceilings, a minor variation in sheen or texture can sometimes be visible under certain lighting once fully dry, this is a natural characteristic of patch repair and not a defect. We’re always happy to revisit if needed.
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Customer Testimonials
Don’t just take our word for it, here’s a selection of the latest reviews. You can view more here.
Excellent service by Plumb London, fixed two bathroom related issues in a couple of days - clear communication and good management of expectations in terms of works and timeline, which I always apprec..Read More
Sandra Obradovic
Really happy with the service from Plumb London for my toilet repair. We're quick to attend and Charlie was very knowledgeable, getting the specific part needed and even providing advice on some other..Read More
Darren Phillips
Plumb London were brilliant from quote to completion. Firstly, they are very competitively priced and I had very little hesitation going with their quote for a new boiler. I was also really impressed ..Read More
Ashley Watkinson
Our boiler was leaking and Nicola fixed it the day it happened. Highly recommended!
Kathy Weston
Brilliant service, friendly engineer and a job completed quickly and tidily. I would use the company again if I ever need to. Swanscombe, Kent
Collin Best
Plumb London were able to come quickly and fix my problem without fuss, quoting a sensible price.
Robert Slater
My toilet seat was broken and previous plumbers I contacted told me it was a non-standard toilet and I had to get a new toilet. I invited over Plumb London and they told me that the toilet seat can be..Read More
Geoffrey Payne
Plumb London provided excellent service from start to finish! The boiler installation was quick, tidy, and professionally done. A year later, the same engineer carried out an efficient and thorough ma..Read More
George Ezeanaka
Fantastic experience all around. The customer service team at PlumbLondon is not only responsive and super-friendly, but actually take initiative - we had our job done a day early because a team membe..Read More
Eleanor Franzén
Plumb London carried out a boiler and gas safety check for me. They were quick to get booked in, the team were polite and professional, and their pricing was more competitive than others I contacted. ..Read More
Louise Kaufhold
A Five Star service. The range of skills and craftsmanship displayed by Mounir were incredible. Would recommend to anyone with dreams of creating a Dream Kitchen. With this Team, it’s not just possi..Read More
Trevor Beattie
Easy to communicate with and quick work to solve the problem we had
Josh Evans
Excellent service from start to finish, everything was handled professionally and efficiently. Communication was clear throughout, and Louise did a great job coordinating everything and keeping me in..Read More
Claire Willis
Plumb London were brilliant. Stephan turned up on time, was very personable and was very efficient. Would definitely recommend and will be using again in future.
Eleanor Rider
For the second year in a row, the lovely Mo serviced our boiler. He was on time and provided a super thorough service. I would really recommend Plumb London as your plumbing company. 5 stars all round..Read More
Dianah Jane Coleman
Very fast service. We got our boiler changed as an emergency a year ago, and got service this year. Both times Plumb London were booked within 24h of being called, with the team taking good care of en..Read More
Alexandra Fleming
Great professional service from start to finish. The team did an excellent job installing a Powertank and paid close attention to detail throughout. I’ve used them a couple of times now and have alw..Read More
Kevin Senior
Absolutely exceptional service. Cannot recommend enough. Polite, attentive and understanding of the situation. Par and Stephan who attended my property were courteous and professional, making the horr..Read More
Max Hurd
I can’t fault the service I received. Prompt, courteous and so accommodating. It’s so easy to be ripped off, PlumbLondon are overwhelmingly decent, thorough and reliable. A million percent recomme..Read More
Kate Comer
Amazing job the works is done very professionally I will not hesitate to use your company again and recommend to friends.
Renato Balane
Fantastic service, efficient and easy to organise. Reliable and fair pricing
Jane Renton-Rose
Very professional and comprehensive service.
Stuart Highley
Fast service (next day) for the initial assessment of the issue. Then, even though it was not an emergency per se (needed broken shower pump replaced and associated inter-connecting pipe work), the te..Read More
Jeff Smith
a five-star service
David Akers
I had a great experience with Plumb London. They came out quickly to inspect an issue with my water tank, identified the problem right away, and got everything sorted efficiently. The engineer was pro..Read More
Patrick Fuller
Delighted with the service from Plumb London on a number of occasions. Very reliable and professional.
Thomas Jacques
good job well done boiler replacement
Deirdre Bell
Excellent service from engineer who attended to change kitchen tap. Punctual, courteous and knowledgeable. Got the job done despite an unexpected issue with some complex piping (resolved on the spot)...Read More
Constantia Smith
Contacted Plumb London hi Charlie, come round and give me a quote within days. Carried out. I ordered all the parts and even matched The new tiles with the existing. Hardly recommend them very profess..Read More
Vimal Sharma
Very professional. The work was carried out efficiently and quickly.
matt o'neill
Amazing job the works is done very professionally I will not hesitate to use your company again and recommend to friends.
Renato Balane
Fantastic service, efficient and easy to organise. Reliable and fair pricing
Jane Renton-Rose
We recently worked with Plumb London at AKA Marylebone and were extremely impressed with their professionalism and technical expertise. The project involved complex plantroom systems and ongoing comm..Read More
shellie-ann delaney
Excellent service. I've used Plumb London multiple times and they're always professional (they pick up the phone and arrive when they say they will). For example, my boiler had been leaking but only o..Read More
Sebastian Robinson
The initial consultation from Plumb London was excellent, and then a call received quickly do explain a detailed quote. The appointment for the work was quick and the work to the bathroom carried out ..Read More
Nick M
Had a new boiler installed 4 years ago, best decision. They have looked after it well and every service is efficient, quick and easy. They are fantastic to book with, always answer the phone and any i..Read More
Milly Smith
Big thumbs up for Plumb London, in particular the engineer (Andrew) who visited the property where my elderly mother lives. A gentle manner and patient approach was exactly the level of kindness that ..Read More
Patrick Totty
Prompt and efficient service from Plumb London. A clear and comprehensive quote was provided and the job was completed well. Our ancient boiler completely stopped working and they were able to visit t..Read More
Simone Thomas
Plumb London were absolutely incredible. We were in an emergency situation, and Jack did everything he possibly could to get a new boiler out to us as quickly as possible. He also liaised directly wit..Read More
Lily Macpherson
Fabulous and prompt service. Kept up to date; great communication.
Paula Kennedy
Great job, quick efficient and fair price
Daniel Dean
Delighted with the service from Plumb London on a number of occasions. Very reliable and professional.
Thomas Jacques
The service from Plumb London was prompt and they have solved the problem as I have still not had a complaint from my tenants It was very easy to deal.with the staff at Plumb London.
Shubha Kasbekar
Excellent service from engineer who attended to change kitchen tap. Punctual, courteous and knowledgeable. Got the job done despite an unexpected issue with some complex piping (resolved on the spot)...Read More
Constantia Smith
Excellent service by Plumb London, fixed two bathroom related issues in a couple of days - clear communication and good management of expectations in terms of works and timeline, which I always apprec..Read More
Sandra Obradovic
Really happy with the service from Plumb London for my toilet repair. We're quick to attend and Charlie was very knowledgeable, getting the specific part needed and even providing advice on some other..Read More
Darren Phillips
Contact Plumb London
If you are facing a plumbing, heating, boiler or drainage issue in London, do not hesitate to get in touch with Plumb London. Our friendly and knowledgeable team is ready to assist you with all your plumbing needs. Reach out to us today to schedule a consultation and experience the difference with Plumb London.
