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Landlord refuses to fix washing machine
Piggles12345
Posts: 736 Forumite
Hi there,
My washing machine stinks of mud and is clogged at the back of the drum. A plumber came out and had a look but could not remove the filter cap on the front of the machine.
I approached the letting agents and told them about this problem. They told the landlord but he refused to pay for someone to come out and look at/ fix the problem.
I re-approached them and told them that I am unable to use the machine as the clothes that come out of it stink of mud and someone needs to come out. The woman at the letting agent said that she would get someone to come round and have a look and give a free quote for the work that needs to be done. Then, she said, she can approach the landlord with a definate sum and 'see what he says' (her words).
Now, the landlord can simply not refuse to have someone out as he is contractually obliged to have my fixtures and fittings in full working order. However, am I legally entitled to withhold rent until this work is carried out? How long does the problem have to persist before I can legally withhold my rental payments?
Any help would be great. Thank you.
My washing machine stinks of mud and is clogged at the back of the drum. A plumber came out and had a look but could not remove the filter cap on the front of the machine.
I approached the letting agents and told them about this problem. They told the landlord but he refused to pay for someone to come out and look at/ fix the problem.
I re-approached them and told them that I am unable to use the machine as the clothes that come out of it stink of mud and someone needs to come out. The woman at the letting agent said that she would get someone to come round and have a look and give a free quote for the work that needs to be done. Then, she said, she can approach the landlord with a definate sum and 'see what he says' (her words).
Now, the landlord can simply not refuse to have someone out as he is contractually obliged to have my fixtures and fittings in full working order. However, am I legally entitled to withhold rent until this work is carried out? How long does the problem have to persist before I can legally withhold my rental payments?
Any help would be great. Thank you.
'I can't deny the British influence on my accent and mannerisms, but I don't know the British national anthem, I didn't weep for Princess Diana and I always cheer when Britain loses at sport. That's how British I am' Constantine-Simms. :T
On God: 'The invisible and the non-existent look very much alike' D. B. McKown :T
On God: 'The invisible and the non-existent look very much alike' D. B. McKown :T
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Comments
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Dont withold any rent at this stage.
- Was the property advertised with a washing machine?
- Does the washing machine appear on the inventory as in working order?
- Does your contract say anything about repair of white goods?
If yes, then you need to write a letter to the agents (cc the landlord if you have their address) giving 7 days to fix the problem, if no joy then you will get three quotes and have the applianced fixed via the cheapest and deduct from next rent payment.
Of course if you have done something to clog the machine? then the landlord will be within his rights to claim the money back off you.0 -
Why would your clothes 'stink of mud'? did the landlord sneak in and chuck some in the washing machine?0
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-The propery was advertised with a washing machine.
-On the inventory it says 'Whirlpool white fronted washer/dryer'... Condition: Slight mould spots to rubber seal' (Hence, nothing about its working order).
- The tenancy agreement states that the landlord must 'keep in good and proper working order all mechanical and electrical items belonging to the landlord and forming part of the Fixtures and Fittings'.
What right do I have to state what you have suggested in a letter?
*I've done nothing to clog the machine. It smelt and was clogged the first time I opened the door. I used it once after a maintenance wash but my clothes smelt of soil so I have been unable to use it since. I informed the letting agents in the first week of me being here that the machine was like this, so they are aware that it is not my fault.'I can't deny the British influence on my accent and mannerisms, but I don't know the British national anthem, I didn't weep for Princess Diana and I always cheer when Britain loses at sport. That's how British I am' Constantine-Simms. :T
On God: 'The invisible and the non-existent look very much alike' D. B. McKown :T0 -
Why would your clothes 'stink of mud'? did the landlord sneak in and chuck some in the washing machine?
That is what I want to establish and get sorted.
It could be that streptomyces bacteria is living somewhere in the machine as this is what gives soil its, well, soil smell!! However, this bacteria is not an extremophile so it seems implausible that it could survive a hot wash and washing powder, unless those living in my washing machine are a whole new strain!'I can't deny the British influence on my accent and mannerisms, but I don't know the British national anthem, I didn't weep for Princess Diana and I always cheer when Britain loses at sport. That's how British I am' Constantine-Simms. :T
On God: 'The invisible and the non-existent look very much alike' D. B. McKown :T0 -
Nothing worse than a manky mashing machine.
Have you tried one of those super cleaning treatments? You pop the powder into the normal power tub & run a full cycle at 90 -- did wonders for our old machine (we thought it was going to need replacing as everything reeked of damp & mud - 9 months later it's still working fine - we ran two of those treatments in a row) ...0 -
Just wanted to say good luck with this. I've been waiting 5 months to get mine sorted so far
moving out next month 
Just because you made a mistake doesn't mean you are a mistake.0 -
Nothing worse than a manky mashing machine.
Have you tried one of those super cleaning treatments? You pop the powder into the normal power tub & run a full cycle at 90 -- did wonders for our old machine (we thought it was going to need replacing as everything reeked of damp & mud - 9 months later it's still working fine - we ran two of those treatments in a row) ...
No, I haven't tried anything like that. I have found details online of other techniques. However, I have told the letting agent that I don't want to use any products like that without written permission or the advice of a washing machine repair person because the least that I tamper with the machine at this stage, the less likely the letting agent is to claim that I have made the machine faulty in some way.
However, I am aware of products like that and when I have had the machine sorted this time I think I will start to use the quite regularly to keep the problem from recurring. Thanks.'I can't deny the British influence on my accent and mannerisms, but I don't know the British national anthem, I didn't weep for Princess Diana and I always cheer when Britain loses at sport. That's how British I am' Constantine-Simms. :T
On God: 'The invisible and the non-existent look very much alike' D. B. McKown :T0 -
Just wanted to say good luck with this. I've been waiting 5 months to get mine sorted so far moving out next month
Don't say things like that! Its not good for my mental calm and stress levels!'I can't deny the British influence on my accent and mannerisms, but I don't know the British national anthem, I didn't weep for Princess Diana and I always cheer when Britain loses at sport. That's how British I am' Constantine-Simms. :T
On God: 'The invisible and the non-existent look very much alike' D. B. McKown :T0 -
im in same situation , we is planning to move out in two weeks ,. i think 8 weeks without a washing machine/tumble dryer is rediculous ,,
Slimming world start 28/01/2012 starting weight 21st 2.5lb current weight 17st 9-total loss 3st 7.5lb
Slimmer of the month February , March ,April
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What's clogged at the back of the drum? Did the machine fill, heat and empty?
If it emptied ok I'd run it on the hottest wash possible a couple of times with powder and maybe bleach.0
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