Buying a Property With Hydronic Heating – What to Check Before You Sign
/Buying a Property With Hydronic Heating – What to Ask and Why It Matters
Hydronic heating can be a big selling point when buying a home in Victoria. It’s silent, clean, and efficient. Radiators look sharp, and underfloor heating sounds luxurious. But just because it looks impressive doesn’t mean it works — and if it doesn’t, the fix is anything but cheap.
These systems run pressurised hot water through pipes, radiators, and boilers. If they’ve been poorly maintained or are left dormant for months, parts can seize, pipes can corrode — and worst of all, pipes can burst. That’s not just a repair job — that’s water damage through your walls, floors, and possibly into electrical systems.
It’s exactly the kind of thing no buyer wants to discover after settlement, especially when it’s too late to do anything about it.
What You Should Be Asking the Agent or Vendor:
1. When was it last serviced?
Get the paperwork. Annual servicing is the standard. Without it, you should assume there are problems waiting to show up — usually right after you move in.
2. Has it been turned on this year?
If it’s spring or summer, the vendor might not have used it. But you can’t take their word for it. If it hasn’t been tested recently, insist on having it inspected before you go unconditional.
3. Who installed it and when?
Only a licensed plumber can legally install or modify these systems under the Plumbing Regulations 2018 (Vic). Ask for the Compliance Certificate. No certificate? No certainty.
4. Can it be demonstrated as working?
Try turning it on during inspection or arrange a time for it to be tested properly. If the vendor refuses, that's another reason to get a condition added to the contract.
Add a Special Condition to Protect Yourself
We always recommend a special condition allowing for the system to be tested by a licensed technician before settlement. If it doesn’t work or requires significant repairs, this condition can give you the right to withdraw, renegotiate, or require repairs before settlement.
Without this, you’re buying it as-is, and that could be an expensive mistake.
Take Out Insurance Before Settlement
If a pipe bursts between signing the contract and taking possession, you could be held responsible for repairs — even before you’ve got the keys. It’s happened before, and it’s a nasty shock.
That’s why we always tell clients: arrange building insurance to commence the moment the contract becomes unconditional, not on settlement day. Check the fine print to ensure it covers internal water damage, especially if a hydronic system is mentioned.
Even a small rupture in one of these systems can lead to tens of thousands of dollars in water damage and boiler replacement. In most cases, your insurer won’t cover it unless the policy was already in place.
Other Practical Tips:
Check the boiler’s age. If it’s older than 10 years, plan for replacement costs.
Ask whether the system is zoned or whole-house. Zoned is more efficient.
Look for rust or discolouration near radiators or floor vents.
Ask about the brand of the boiler. Some parts are hard to find or no longer supported.
Final Word
Hydronic heating can be a wonderful feature — when it works. But when it doesn't, the problems aren't small. Whether you’re buying in Mount Eliza, Frankston South, or anywhere in Victoria, don’t assume anything.
Request servicing records. Add a proper inspection clause. And take out insurance before settlement.
Need help drafting that condition or reviewing the paperwork? That’s exactly what we do.
Victorian Property Settlements – Trusted for over 25 years by Victorian buyers and sellers.
Visit www.victorianpropertysettlements.com.au
Contact David Dawn, Licensed Conveyancer
PO Box 11220 Frankston VIC 3199
Email: david@quick32.com