
King’s Lynn · Downham · Hunstanton · Swaffham · Fakenham
Boiler stopped? Start here
Quick checks for a boiler that has broken down, lost pressure or frozen up, honest cost ranges, and an introduction to a registered heating engineer covering King’s Lynn and West Norfolk. Gas, oil and LPG.
Quick checks first
Pressure, power, frozen pipes: the fixes worth trying before anyone visits
Registered engineers only
Gas Safe for gas and LPG, OFTEC for oil. Check the card
Cost ranges published
Real figures on the site, before anyone asks for your number
King’s Lynn and West Norfolk
The area one engineer can genuinely reach in a day
Start here
What’s your boiler doing?
Pick the closest match. Plenty of winter breakdowns are something you can sort yourself in ten minutes, and this will tell you which.
Do not use this site, and do not touch the boiler. This is an emergency.
- 1Turn off the gas at the meter if you can reach it safely.
- 2Open doors and windows.
- 3Do not use light switches, plugs, doorbells or naked flames, and do not smoke.
- 4Leave the property.
Ring the National Gas Emergency Service free on 0800 111 999 from outside. It is run by the gas network, not by any heating firm. If anyone feels unwell, ring 999. For LPG, ring your LPG supplier’s emergency number, usually on the tank.
No heating or hot water
The boiler is dead or not firing at all. Start with the simple things.
Try these first
- 1Is there power? Check the boiler display, the fused spur next to it and your fuse box.
- 2Look at the pressure gauge. Below about 1 bar on a combi or system boiler and it may refuse to fire.
- 3Check the timer and thermostat. A power cut can reset them, and a thermostat set below room temperature will not call for heat.
- 4On an oil boiler, check the tank has oil in it. On LPG, check the tank or bottles.
- 5In a freeze, a fault plus a gurgling noise usually means a frozen condensate pipe outside.
- 6Press reset once. If it locks out again, leave it.
Never open the boiler’s case or touch the gas supply. Smell gas? Ring 0800 111 999.
Time for an engineer when
If the power, pressure and fuel are all fine and it still will not fire, or it locks out again after one reset, it needs an engineer.
Hot water but no heating
The boiler is working, so the problem is usually in the controls or the system.
Try these first
- 1Turn the thermostat up a few degrees above the room temperature and wait a few minutes.
- 2Check the timer or programmer is set to heating on, not hot water only.
- 3Replace the batteries in a wireless thermostat.
- 4Check the radiator valves are open.
Never open the boiler’s case or touch the gas supply. Smell gas? Ring 0800 111 999.
Time for an engineer when
If the controls are calling for heat and the radiators stay cold, a diverter valve, zone valve or pump has often failed. That is an engineer job.
Pressure is low or keeps dropping
You can usually top it back up yourself in a few minutes.
Try these first
- 1With the heating off and the system cold, the gauge should read about 1 to 1.5 bar.
- 2Top it up using the filling loop under the boiler, slowly, then close both valves.
- 3Reset the boiler.
- 4Look for drips at radiator valves and a dripping copper pipe outside, which is the pressure relief valve.
Never open the boiler’s case or touch the gas supply. Smell gas? Ring 0800 111 999.
Time for an engineer when
If you are topping up more than once or twice a year, water is leaving the system somewhere. That leak needs finding before it damages a ceiling.
It’s showing a fault code
The code tells you what the boiler has detected, not always why.
Try these first
- 1Note the code exactly, including any letters, and the boiler make and model on the front.
- 2Look it up in the manual or on the manufacturer’s website.
- 3Codes for low pressure or ignition lockout are often something you can fix: see the pressure and frozen pipe checks.
- 4Press reset once.
Never open the boiler’s case or touch the gas supply. Smell gas? Ring 0800 111 999.
Time for an engineer when
If the code points at a part, the burner or the gas supply, or it comes straight back after a reset, it needs a Gas Safe engineer. Give them the code when you ask; it saves a visit.
It stopped in the freeze
Almost always the condensate pipe outside. You can usually thaw it yourself.
Try these first
- 1Find the white or grey plastic pipe that leaves the boiler and runs outside to a drain.
- 2Pour warm water, not boiling, slowly along the outside section, especially bends and the open end.
- 3Or hold a hot water bottle against it.
- 4Reset the boiler once the ice has cleared.
Never open the boiler’s case or touch the gas supply. Smell gas? Ring 0800 111 999.
Time for an engineer when
If you cannot find or reach the pipe, or the boiler still locks out once it has thawed, it needs an engineer. Ask them to lag or reroute the pipe so it does not happen again.
It’s leaking or dripping
Contain it, then work out where it is coming from.
Try these first
- 1Put a bowl or towel under it and keep electrics dry.
- 2If water is coming from inside the boiler case, switch the boiler off at the spur.
- 3A drip outside from a copper pipe is the pressure relief valve: note it and check the pressure gauge.
- 4A slow weep at a radiator valve can sometimes be stopped by gently tightening the nut a quarter turn.
Never open the boiler’s case or touch the gas supply. Smell gas? Ring 0800 111 999.
Time for an engineer when
Any leak from inside the boiler needs an engineer. Do not open the case. If water is pouring, turn off the mains water at the stop tap.
It’s banging or noisy
In West Norfolk’s hard water, the usual cause is limescale or sludge.
Try these first
- 1Kettling, a rumble like a kettle boiling, usually means limescale or sludge in the heat exchanger.
- 2Gurgling can be air in the system: bleed the radiators, then check the pressure.
- 3Banging when the hot tap shuts off is often the pipes, not the boiler.
Never open the boiler’s case or touch the gas supply. Smell gas? Ring 0800 111 999.
Time for an engineer when
Persistent kettling needs an engineer: the heat exchanger may need descaling, and the system a clean and a magnetic filter. A scale reducer on the cold feed stops it coming back.
How it works
- 1
Tell us what it’s doing
Gas, oil or LPG, the problem, and your postcode. Any fault code on the display helps.
- 2
It goes to a registered engineer
Norfolk Boiler Repair is a referral service, not a heating firm. Your enquiry goes to an independent Gas Safe (or, for oil, OFTEC) registered engineer covering your postcode. If none does, we tell you rather than passing it on.
- 3
They diagnose it and price it
The engineer contacts you, diagnoses the fault and gives you the price before any work. No obligation, and the introduction costs you nothing.
What the work involves
Gas, LPG and oil boilers are different trades with different registrations, and much of West Norfolk is off the gas grid. Knowing which you have is the first step to the right engineer.

- Boiler RepairsDiagnosing and fixing a boiler that has stopped, locked out, lost pressure or is giving no hot water, by a registered engineer.
- Boiler ServicingAn annual safety and efficiency check of a gas, LPG or oil boiler, which also keeps most manufacturer warranties valid.
- Boiler ReplacementReplacing an old or failed boiler with a modern condensing boiler, or choosing a different system altogether.
- Oil Boiler Repairs & ServicingRepairs and servicing for the oil-fired boilers that heat much of rural West Norfolk, by an OFTEC registered technician.
- Central Heating RepairsRadiators that stay cold, noisy pipes, leaks, sludge and faulty controls: the problems in the system rather than the boiler.
- Landlord Gas Safety ChecksThe annual gas safety check and record that every landlord, including holiday let owners, must have for each gas appliance.
What it costs
General market ranges per job. They are genuinely wide because the jobs genuinely are, and no engineer can give a real price without diagnosing the boiler.
| Work | Typical range | Notes |
|---|---|---|
| Annual gas boiler service | £70 to £120 | Oil boiler services usually sit a little higher because of the nozzle and filter. Landlord checks are often combined. |
| Call-out and diagnosis | £60 to £130 | Often includes the first hour. Ask whether it is deducted from the repair if you go ahead. |
| Common repair, part fitted | £150 to £450 | Pump, fan, diverter valve, sensor, expansion vessel. A circuit board or gas valve can go above this. |
| Like-for-like combi replacement | £2,000 to £3,500 | Same position, including the system clean, filter and controls. Brand and warranty length move this. |
| Conversion or move, or a new oil boiler | £3,000 to £5,500 | New pipework and flue routes, removing tanks and cylinders, or an oil boiler and its fuel line. |
Ask for the call-out charge and hourly rate before anyone arrives. On a new boiler, a quote well below these ranges is usually leaving out the system clean, the filter, the inhibitor or the scale reducer, so ask for each in writing and compare like for like.More on what moves the price.
Where this covers
King’s Lynn and the villages around it, south to Downham Market and the Fens, up the coast through Heacham to Hunstanton, east to Swaffham on the edge of the Brecks, and out to Fakenham. It is drawn around what one engineer can genuinely reach, which is why it stops there rather than claiming the whole county.
Every area coveredHelp for common problems
A lot of winter breakdowns are a frozen pipe or low pressure, both of which you can often sort yourself. These guides show how, and when to stop.
- What a boiler repair actually costsRealistic boiler repair, service and replacement price ranges, what moves the figure, and what to ask before an engineer arrives.Read the guide
- Why your boiler keeps losing pressureHow to re-pressurise a combi or system boiler safely, the usual reasons pressure drops, and when it needs an engineer.Read the guide
- How to thaw a frozen condensate pipeWhy condensing boilers lock out in a freeze, how to find and thaw the condensate pipe safely, and how to stop it happening again.Read the guide
- Should you repair or replace your boiler?How age, the fault, parts, efficiency and safety decide whether a boiler is worth repairing, and what to weigh up before replacing.Read the guide
Smell gas? Don’t use this site. Turn off the gas at the meter if you can, open windows, don’t use switches or flames, leave the property and ring the National Gas Emergency Service, free.
Boiler broken down?
Tell us what the boiler is doing, whether it runs on gas, oil or LPG, and where you are, and we will put you in touch with a registered heating engineer where one covers your area. No charge for the introduction, and no obligation.




