A hydronic boiler that keeps losing pressure, kettles, locks out or leaves radiators cold almost always has an identifiable cause, and many of those causes are repairable. Whether you should repair or replace depends on the condition of the boiler's heat exchanger, the state of the water in your system, parts availability and how well the boiler suits the house. ROMA Heating & Cooling has serviced, repaired and installed boilers across Greater Vancouver since 1999, from compact combi boilers in townhouses to radiator systems in century-old character homes. This guide explains how hydronic heating works, how we approach repair and replacement, and what a proper boiler installation includes. It is written by a Technical Safety BC licensed gas contractor (Gas LGA0202903).
Safety first: if you smell gas, leave the home immediately, then call FortisBC's emergency line and 911 from outside. Do not operate switches or use a phone indoors. If a carbon monoxide alarm sounds, or anyone feels dizzy, nauseous or unusually tired, get everyone out and call 911. Our gas safety page has more detail.
How does a hydronic heating system work?
A hydronic system heats water rather than air. The boiler heats the water, a circulator pump moves it through a closed loop of piping, and heat is released into your rooms through one or more types of emitter:
- Cast-iron radiators, common in older Vancouver, New Westminster and Burnaby homes. They hold heat well and give steady, quiet warmth.
- In-floor radiant heating, with tubing embedded in a concrete slab or installed under the subfloor. It is popular in newer homes, renovations and basement suites.
- Baseboard convectors, finned copper elements along exterior walls that heat the air as it passes over them.
- Fan coils and panel radiators, often used in renovations and some multi-unit buildings.
Supporting all of this are components homeowners rarely notice until something goes wrong: an expansion tank to absorb the water's expansion as it heats, an air separator, a pressure relief valve, a fill valve and backflow preventer, zone valves or zone pumps, and the controls that tie everything together. Many modern boilers also use outdoor reset, which adjusts water temperature to the weather so the system runs cooler on mild days and hotter when it is cold.
What is the difference between a combi, system and standard boiler?
The terms get used loosely, so here is how we explain them to customers.
| Boiler type | What it does | Where it usually fits | Things to consider |
|---|---|---|---|
| Combi boiler | Provides space heating and on-demand domestic hot water from one wall-hung unit | Condos, townhouses and smaller homes with modest hot water needs | Can be stretched when several fixtures run at once in a larger household |
| System (heat-only) boiler with indirect tank | Heats the home and a separate indirect water heater that stores hot water | Larger homes and families with higher or simultaneous hot water demand | Needs space for the storage tank |
| Standard or conventional boiler | Typically an older cast-iron, non-condensing heat-only boiler venting into a chimney | Many existing radiator homes | Robust but less efficient; often vented through an aging chimney |
The right choice depends on the size of the house, how many bathrooms are in use at the same time, the available space and the existing piping. If you are considering a combi boiler, our tankless hot water page explains on-demand hot water in more depth, and our hot water tank page covers storage options.
Can a condensing boiler work with my old radiator system?
Often, yes, and it can work very well. Condensing boilers are most efficient when the water returning to them is relatively cool. Many older homes have generously sized cast-iron radiators, originally designed for less insulated houses, and after upgrades to windows and insulation those radiators can often keep rooms comfortable at lower water temperatures. With outdoor reset controls, a condensing boiler can spend much of our mild coastal winter in its efficient range.
The bigger risk is the water inside your old pipes. Metro Vancouver's water is soft, so the problem in older hydronic systems is not mineral buildup; it is magnetite sludge and corrosion debris from decades of steel and iron components. Old cast-iron boilers tolerate that sludge because their passages are wide. Modern high-efficiency heat exchangers have much narrower waterways, and sludge can restrict flow, cause kettling and lockouts, and shorten the life of a new boiler. That is why we treat the system, not just the boiler:
- System cleaning or power flushing before the new boiler is connected, using cleaning chemistry and flushing equipment to move out accumulated sludge.
- A dirt separator or magnetic filter on the return line to capture debris continuously.
- Corrosion inhibitor added after filling, with water condition checked at annual service.
- Proper hydraulic separation, using primary-secondary piping or a hydraulic separator so the boiler gets the flow it needs regardless of what the zones are doing.
Manufacturers set their own water-quality and installation requirements, and following them protects both the boiler and your warranty. If your house has a steam system rather than a hot water system, that is a different conversation, and we will tell you plainly what is involved.
Should I repair or replace my boiler?
Well-maintained boilers, particularly older cast-iron units, can run for a long time, and we will not recommend replacing a sound boiler simply because it is old. We look at:
- The heat exchanger. Leaks, corrosion or cracking in the heat exchanger usually mean replacement. A healthy heat exchanger with a failed pump, valve or control is normally a repair.
- Repeated lockouts and repair history. A boiler that locks out every few weeks despite repairs is often telling you the underlying problem is the system water or the boiler itself.
- Parts availability. Some older and less common boilers have discontinued boards and components. When parts are hard to source, a single failure can leave you without heat for a long time.
- Venting and chimney condition. An older boiler venting into a deteriorating chimney can turn a simple repair into a larger job.
- Efficiency and comfort. Replacing an older non-condensing boiler with a correctly sized condensing boiler and modern controls can improve comfort and reduce gas use, but we explain the realistic benefit for your home rather than promising a figure.
Where it helps, we price both options in writing so you can compare a boiler repair against a replacement on your own terms.
What are the most common boiler problems we see?
| Symptom | Common causes | What we check |
|---|---|---|
| Pressure keeps dropping | Small leaks, a failed expansion tank, a weeping relief valve | Piping, radiator valves, expansion tank charge, relief valve, fill valve |
| Kettling or rumbling | Sludge or debris in the heat exchanger, poor flow, a pump problem | Flow rate, pump operation, water condition, heat exchanger condition |
| Lockouts | Ignition or flame-sensing faults, blocked condensate, venting or gas supply issues | Electrodes, condensate trap, venting, gas pressure, combustion |
| Cold radiators or zones | Trapped air, sludge, a stuck zone valve, failed pump, poor balancing | Air elimination, zone valves and pumps, balancing, controls |
| Water on the floor | Leaking fittings, relief valve discharge, condensate leaks | Source tracing before anything is replaced |
Pressure loss
A closed hydronic system should hold steady pressure. If you are repeatedly topping it up, water is going somewhere, whether through a slow leak, a relief valve discharging because an expansion tank has lost its charge, or an automatic fill valve masking a leak. Ask us to show you your pressure gauge and what normal looks like for your system, then call us when it drifts.
Kettling
That kettle-like rumbling comes from water flashing to steam inside the heat exchanger. In Metro Vancouver's soft water, the cause is usually sludge, debris or restricted flow rather than mineral deposits. Left alone, it stresses the heat exchanger.
Lockouts
Modern boilers shut themselves down and display a code when something is outside safe limits. Codes differ between manufacturers and even between models, so we diagnose against the documentation for your exact boiler. Repeatedly resetting a boiler that keeps locking out hides the problem rather than solving it. One customer wrote, "Nelson worked hard to get the NTI unit fixed. He was always polite, courteous and on time." (Chris T.)
Cold radiators
A radiator that is cold at the top usually has trapped air. One that is cold at the bottom often has sludge settled inside. A whole zone that stays cold points to a valve, pump or control. We find which it is before recommending anything.
What does a boiler installation involve?
Boiler installations are more involved than most furnace swaps, because the boiler has to be matched to an existing water system. Our process:
- Consultation and free estimate. We survey the boiler room, radiators or floor loops, piping, zoning, controls, venting route and gas supply.
- Heat loss calculation. We size the new boiler to the home's actual heating needs rather than copying the old boiler's size, which was often oversized.
- System assessment and cleaning. We look at the water condition and plan cleaning or flushing and a dirt separator where needed.
- Venting. Condensing boilers vent through plastic pipe to a sidewall or roof with required clearances. If a gas water heater was sharing the old chimney, we assess whether it needs a liner or new venting.
- Condensate drainage. We install a drain with a neutralizer where appropriate, plus a condensate pump if gravity drainage is not available.
- Near-boiler piping. This includes hydraulic separation, circulator pumps, air elimination, the expansion tank, the fill valve and backflow prevention, and isolation valves so the boiler can be serviced properly.
- Controls. We set up outdoor reset, zoning and thermostats, and integrate an indirect tank or combi hot water where applicable.
- Gas piping and permits. Gas work in BC requires a licensed gas contractor and a gas permit, issued by Technical Safety BC or, in the City of Vancouver, by the City. Inspections may follow. See our permits and inspections page.
- Commissioning. We fill and purge the system, add inhibitor, test combustion, confirm flow and temperatures across zones and verify every safety control.
- Handover. You get a walkthrough of the boiler, the pressure gauge, the controls and the shut-offs, and help with warranty registration.
What should owners of heritage and radiator homes know?
Vancouver's older neighbourhoods and New Westminster's character streets are full of radiator houses, many with piping that has been modified several times over the decades. Some were converted from older heating fuels, some have oversized mains from their original design, and some have radiators that have been painted over, removed or moved during renovations. These systems reward patience.
When we work in a heritage or radiator home, we map the existing piping before designing anything, preserve working radiators wherever possible, look at radiator valves and bleed points, and plan the new boiler location around both the venting and the look of the house. We are careful with old chimneys, which may be unlined or deteriorating. If we see old insulation wrap on piping that could contain hazardous materials, we stop and recommend testing by a qualified firm before any work disturbs it. Upgrading a century-old radiator system to a modern condensing boiler, done carefully, keeps the comfort these homes are known for while bringing the heating plant up to current standards.
How are boilers handled in strata and multi-unit buildings?
Many low-rise strata buildings and older apartment blocks in the Lower Mainland run on central boilers that heat every suite, sometimes with shared domestic hot water as well. These plants are common property, and decisions usually run through the strata council or property manager. Larger buildings may use multiple boilers staged together so one can be serviced while the others carry the load.
For strata clients we focus on planning: condition assessments that help councils budget for replacement before a failure forces the timing, scheduled maintenance, clear written reports, and coordination of resident notices and access when work affects heat or hot water. For townhouses with in-suite combi boilers, we also help owners with strata approval for venting and equipment changes. Our inspection services can support a strata's planning with documented findings.
How often does a boiler need service?
Once a year, before the heating season, is the standard recommendation, and manufacturers generally require regular service to keep warranties valid. A ROMA annual boiler service includes:
- Gas leak testing and carbon monoxide testing at the appliance and in the room
- Combustion analysis and adjustment
- Burner, heat exchanger and electrode inspection and cleaning as the manufacturer specifies
- Condensate trap and neutralizer cleaning
- Venting inspection from the boiler to the termination
- System pressure, expansion tank and relief valve checks
- Circulator pump, zone valve and control checks
- Dirt separator cleaning and a water condition check
A maintenance plan keeps this on schedule and gives us a history of your system over time.
What drives the cost of a new boiler?
Boiler prices vary more than furnace prices because every hydronic system is different. The main cost drivers are:
- Boiler type: combi, system boiler with an indirect tank, or a larger unit for bigger homes
- The size required by the heat loss calculation
- How much system cleaning, flushing and dirt separation the existing water needs
- Near-boiler piping, pumps, zoning and controls
- Venting, including chimney work for any remaining water heater
- Condensate drainage and neutralization
- Radiator, baseboard or floor-loop repairs discovered during the survey
- Access to the mechanical room, permits, removal and disposal
Estimates on new installations are free, and you receive a written flat-rate quote before any work begins. Financing is available on approved credit (OAC).
What should I do if my boiler stops working?
First, rule out the simple things you can safely check: make sure the thermostat is calling for heat and has working batteries, look at the pressure gauge and note what it reads, and note any code or message on the boiler's display, along with the brand and model. That information helps us arrive with the right parts. Do not keep resetting a boiler that locks out repeatedly, do not open the boiler cabinet, and do not attempt anything on the gas, venting or electrical side. If you see water around the boiler, note where it seems to be coming from.
ROMA runs service calls seven days a week, and our office is open Monday to Saturday, 9 am to 8 pm. Call (604) 704-0300 and we will tell you honestly when a technician can reach you. Our emergency service page explains how urgent calls are handled. If there is any smell of gas or a carbon monoxide alarm, leave the home and call from outside as described at the top of this page.
Which boiler brands does ROMA work on?
We service and install the boilers found throughout Greater Vancouver, including Navien, Viessmann, IBC, NTI, Lochinvar, Buderus, Triangle Tube, Weil-McLain and Bosch, along with most other residential brands. Our recommendation always starts with the house, the existing system and local parts support, because a well-matched, well-installed boiler matters more than the badge.
Why choose ROMA for boiler work?
ROMA is a Technical Safety BC licensed gas contractor (Gas LGA0202903), licensed, bonded and insured, and TECA-certified. Our technicians are Red Seal-certified, the team brings more than 25 years of experience, and we keep training as boiler technology changes. You can verify our licence through the Technical Safety BC public licence lookup, and see our credentials on our licences and certifications page.
We hold a 4.8-star rating from 221 Google reviews. "Always great, friendly service. Serviced the hot water on-demand system. Honest and informative. Thanks!" wrote Wah G. Another customer added, "Highly recommend this company. It was a pleasure dealing with Shawn and Nelson." (Charlotte S.) Read more on our reviews page.
We run service calls seven days a week, with office hours Monday to Saturday, 9 am to 8 pm, and serve Vancouver, Burnaby, Richmond, Surrey, Delta, New Westminster, the Tri-Cities, the North Shore, Langley, Maple Ridge, Pitt Meadows, White Rock, Abbotsford, Mission and Chilliwack; see our service areas. Pricing is upfront and flat-rate, and if something isn't right, call us and we will come back and make it right. That is our satisfaction guarantee.
Tell us what you have — the brand, the model, and what it's doing — and we'll come back with the honest picture. Call (604) 704-0300 or book your boiler service online.
Boiler services near you
Boiler repair
Vancouver · Burnaby · Richmond · Delta · New Westminster · Coquitlam · Port Coquitlam · North Vancouver · West Vancouver · Langley · Maple Ridge · White Rock · Abbotsford · Mission · Chilliwack · Aldergrove
Boiler installation
Vancouver · Burnaby · Richmond · Surrey · Delta · Coquitlam · Port Coquitlam · North Vancouver · West Vancouver · Langley · Maple Ridge · Pitt Meadows · White Rock · Abbotsford · Mission · Chilliwack · Tsawwassen · Aldergrove
Boiler replacement
Vancouver · New Westminster · White Rock · Mission · Chilliwack · Tsawwassen · Ladner · Aldergrove
Combi boiler repair
Vancouver · Burnaby · Richmond · Surrey · Delta · West Vancouver · Langley · Maple Ridge · Pitt Meadows · White Rock · Abbotsford · Mission · Chilliwack · Tsawwassen · Ladner · Aldergrove
Emergency boiler repair
Vancouver · Burnaby · Richmond · Surrey · Delta · New Westminster · Coquitlam · Port Coquitlam · Port Moody · North Vancouver · West Vancouver · Langley · Maple Ridge · Pitt Meadows · White Rock · Abbotsford · Mission · Chilliwack · Tsawwassen · Ladner · Aldergrove
Boiler contractors
Burnaby · Richmond · Surrey · Delta · New Westminster · Coquitlam · Port Coquitlam · Port Moody · North Vancouver · West Vancouver · Langley · Maple Ridge · Pitt Meadows · White Rock · Abbotsford · Mission · Chilliwack
Boiler repair by brand
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Boiler questions we hear most
Why does my boiler keep losing pressure?
A closed hydronic system should hold steady pressure, so repeated drops mean water is escaping or the system cannot absorb expansion. Common causes are slow leaks at fittings or radiator valves, an expansion tank that has lost its air charge, and a relief valve discharging as a result. Topping it up repeatedly hides the problem. A technician can trace the source before recommending a repair.
What is boiler kettling?
Kettling is a rumbling or kettle-like noise caused by water flashing to steam inside the heat exchanger. In Metro Vancouver, where the water is soft, it is usually caused by sludge, debris or restricted flow rather than mineral deposits. It stresses the heat exchanger over time, so it is worth having checked. The fix may involve cleaning, restoring flow or addressing a pump issue.
Can I keep my cast-iron radiators with a new boiler?
In most cases, yes. Well-maintained cast-iron radiators can work with modern boilers, including high-efficiency condensing models, and often perform well at lower water temperatures. The key is preparing the system properly: cleaning out old sludge, adding a dirt separator, using proper hydraulic separation and setting up outdoor reset controls. We check radiators and valves during the estimate and preserve working ones wherever possible.
Is a combi boiler enough for my home?
A combi boiler suits many condos, townhouses and smaller homes, providing heat and on-demand hot water from one compact unit. In larger households where several showers and appliances run at once, a system boiler with an indirect storage tank often handles demand better. We look at the number of bathrooms, how your household uses hot water and the space available before recommending either option.
What is a power flush, and does my system need one?
A power flush uses cleaning chemistry and flushing equipment to move accumulated sludge and corrosion debris out of radiators and piping. It is often recommended before connecting a new high-efficiency boiler to an older system, or when radiators have cold spots at the bottom. Not every system needs one. We check the water condition and circulation first and explain what cleaning, if any, your system needs.
What does a dirt separator or magnetic filter do?
It is installed on the return piping to capture sludge, magnetite and debris before they reach the boiler. Modern boilers have narrow waterways that are sensitive to that debris, so continuous filtering helps protect the heat exchanger and keep flow healthy. The separator is cleaned during annual service, and what comes out gives us a useful picture of the condition of your system water.
Why are some of my radiators cold at the top or bottom?
A radiator that stays cold at the top usually has trapped air in it. One that is cold along the bottom often has sludge settled inside, which blocks circulation. If an entire zone is cold, the cause is more likely a stuck zone valve, a failed circulator or a control problem. Each has a different fix, so diagnosis comes first.
Do you service central boilers in strata buildings?
Yes. We work with strata councils and property managers on central boiler plants, including condition assessments, scheduled maintenance, repairs and planned replacements. We provide written reports that councils can use for budgeting, and we coordinate resident notices and access when work affects heat or hot water. For townhouses with in-suite boilers, we also help owners through strata approval for equipment and venting changes.
Can my old boiler be replaced with a high-efficiency condensing boiler?
Usually, yes. The main considerations are venting, since condensing boilers use plastic vent pipe to a sidewall or roof; condensate drainage; the condition of the system water; and whether a water heater left on the old chimney needs a liner. We assess all of these during a free estimate and give you a written flat-rate quote that includes the work required.
What Greater Vancouver Homeowners Say
“Nelson worked hard to get the NTI unit fixed. He was always polite, courteous and on time.”
“As always Nelson was super efficient. Showed up on time and was quick to work. I had a full maintenance done on the fireplaces and furnace. He was awesome. I won’t use anyone else.”
“Excellent service. Andy had a spare Carrier inducer with him which saved us time.”
“Was very prompt to respond to our issues. Technician was scheduled for the day following my initial call.”
“Very professional heating company. Price is reasonable, excellent work.”
“Highly recommend this company. It was a pleasure dealing with Shawn and Nelson.”
“Professional and courteous technicians with attention to detail and customer needs.”
“Always great, friendly service. Serviced the hot water on-demand system. Honest and informative. Thanks!”
“Speedy response time, honest, and professional service from start to finish.”
Why Greater Vancouver Trusts ROMA Heating & Cooling
ROMA Heating & Cooling has installed, repaired and maintained heating and cooling systems across Metro Vancouver since 1999. Our team are TSBC-licensed gas fitters (Gas LGA0202903) and Red Seal-trained technicians — licensed, bonded and insured — and we back every job with upfront, flat-rate pricing and a 100% satisfaction guarantee. We hold a 4.8★ rating from 221+ Google reviews.
- Authorized for 30+ brands (Lennox, Carrier, Viessmann, Navien, Rheem & more)
- Upfront flat-rate pricing — no overtime or hidden fees
- Free, no-obligation estimates on new installations
- Locally owned & operated in Burnaby, BC
No Hidden Fees
Our service rates are transparent and easy to understand. You approve upfront, flat-rate pricing before we start — so you never get a bill you didn’t expect.
Licensed & Bonded
ROMA is a TSBC-licensed gas contractor (Gas LGA0202903). Our technicians are bonded, insured and Red Seal-trained — qualified for any heating or cooling system.
Free Estimates
We offer free, no-obligation estimates on new installations — furnaces, boilers, heat pumps, air conditioners, tankless and hot-water tanks.
