ARA Services Ltd
Common Boiler Faults in Modern Flats & New Builds
(why “it’s new” doesn’t mean “it’s fine”)
I get why people assume modern flats won’t have heating issues. Brand new everything, nice cupboards, glossy brochure energy… then winter hits and suddenly you’re searching boiler repair near me on your phone with one bar of signal in a lift.
Modern blocks bring different problems: rushed installs, tight cupboards that overheat electronics, digital sensors that throw tantrums, and a big one — people not realising they’ve got an HIU instead of a boiler.
The good news is most early-life faults are repairable. Often it’s a component, a setting, a blockage, or a commissioning issue. Not a replacement. Not drama.
If you’re around Stratford (E15/E20) and the heating’s dropped out in a new build, call 07727 154746. We’ll tell you straight away if it sounds like a boiler issue, an HIU issue, or a flat “cupboard overheating” pattern.
Fast triage
Before you blame the “boiler”
In modern flats, the unit on the wall isn’t always a boiler. If there’s no flue and you pay for heat through a building network, you may have an HIU.
A lot of “boiler breakdowns” in new builds are actually controls, strainers, sensors, or commissioning issues.
If it feels urgent, use our guide first: is this a boiler emergency?
Why modern flats still have boiler problems
New build heating faults aren’t usually “age-related”. They’re setup-related. The system was installed quickly, often across dozens (sometimes hundreds) of apartments, and a small commissioning mistake becomes a recurring complaint.
Installation shortcuts & early failures
Rushed pressure checks, air not properly purged, strainers not cleaned after building work, controls wired “nearly right” — you’d be amazed how often the fix is basic but hidden.
Modern systems are sensor-heavy
Even small sensor errors can lock a unit out. The boiler/HIU is doing what it’s designed to do: protect itself when readings look wrong.
The cupboard overheating problem (it’s real)
Modern flats love a “utility cupboard” — boiler/HIU, washing machine, pipework, everything boxed in tight. Looks tidy. But heat builds up. Add unlagged pipes and a dryer running, and the cupboard becomes a warm little oven.
Electronics don’t love that. PCBs, sensors, connectors — they’re fine until they’re cooked every day. That’s when you get weird behaviour: intermittent lockouts, random resets, “it works when the cupboard door is open” (yes, really).
A new build fault is often about environment and setup, not a “bad boiler”.
Boilers vs HIUs (and why engineers sometimes get it wrong)
In E15/E20 style developments, lots of flats have HIUs connected to communal heat networks. Residents often call it a boiler because it looks like one — but it isn’t.
Here’s the key difference: a boiler burns gas inside your flat. An HIU transfers heat from the building’s network into your flat’s heating/hot water through heat exchangers and control valves. The symptoms can look similar (“no heating / no hot water”), but the repair path isn’t the same.
Common HIU issues we see
Blocked strainers, actuator calibration, pressure control valves, heat exchanger scaling. Often fixable. Often quick — once it’s identified properly.
Common “modern boiler” issues
Sensors, ignition issues, condensate problems, PCB faults, pressure-related lockouts. Again: fixable more often than people think.
A real new-build flat job (E15 / E20)
We were in a newer flat around the Stratford side (E15/E20 area) where the resident was convinced the unit was “dead” because it kept locking out randomly. It would work for an hour, then stop. Classic.
The fix wasn’t a replacement. It was diagnosis: the cupboard space was overheating and the system was cycling badly. Once we stabilised the setup and addressed the fault properly, the unit behaved. It’s the sort of job that looks like “magic” from the outside — but it’s just knowing the patterns.
That’s why modern flats need a London-aware approach. New build doesn’t mean simple.
Warranty myths vs real-world repairs
People hear “it’s under warranty” and assume it’ll be sorted quickly. Sometimes it is. Other times, you wait days for a slot, then you wait for parts, then you wait again. Meanwhile you’re cold, and you’re searching boiler repairs near me at 6am.
We’re not here to replace your warranty provider — but we can get you a proper diagnosis quickly and, if it’s safe, repair what’s repairable. If it needs the warranty route, we’ll tell you that too.
Trust matters more in modern flats than people think
Modern faults can feel “mysterious” because they’re intermittent. That’s where people get ripped off — someone turns up, shrugs, and recommends a replacement.
Your reviews tell the better story: turning up fast, fixing issues quickly, explaining properly. Current rating shown on Google: 5.0 from 39 reviews.
Same day response
When we’re nearby (Forest Gate / Stratford side), same-day jobs are common — especially when it’s safe and straightforward.
Clear explanations
People don’t want a lecture. They want the truth: what it is, what it takes, and what’s worth doing.
FAQ (modern flat & new build)
My “boiler” looks like a boiler… but I don’t think I have a flue. What is it?
Why does it work sometimes, then lock out randomly?
Is it normal for a new build to have heating faults in the first few years?
Should I call warranty first or get a diagnosis?
How fast can you get to Stratford / Forest Gate areas?
Final CTA
Need a repair-first answer in a modern flat?
If your modern flat’s heating is playing up — lockouts, sensors, HIU confusion, cupboard overheating — you don’t need someone guessing. You need someone who’s seen the patterns.
Short CTA: Call and we’ll triage it properly.
Longer CTA: If you’re in a Stratford new build and the “boiler” keeps locking out, ring us and we’ll tell you whether it sounds like a boiler, an HIU, or a setup issue — no pressure, just clarity.