Landlord refuses to fix washing machine

Pyewacket338

poppysarah wrote: »

I hope she reported him to the police at the very least. That's disgusting.
That's the sort of landlord who should be banned from being one.

I told her she should report it to the police, she still has the text on her phone so probably still could. She confronted him about it..... and made it clear how disgusted she was, he tried to laugh it off saying it was a "joke" she move out soon after.
He eventually kicked his tenants out and sold up.
I met her shortly after she'd moved out, otherwise I'd have had a "word" with him about his text, and I'd definatley involve the police, I was a landlord for 7 years and always took care of my tenants, one bought my house off me (I gave them a huge discount as they'd rented off me for 3 years) another rented one of my houses that was in the middle of knowhere, I did all I can to help her get a housing association house near to the town centre which was better for her.

Piggles12345

Hi, I just though that I would give you an update on this situation!

My letting agent called on Saturday, after have spoken to the white goods person, and advised me to do a few really hot washes with biological powder and this should kill the bacteria that he believes has built up in the machine. I have, of course, already done this to no avail.

I told them that I had done this and that I needed someone out because the back of the drum is clogged with gunge. The letting agent said that she has been e-mailing the landlord but he is just not responding to any of her e-mails (he lives in Japan).

So, I politely suggested that I will get someone out to do it myself and deduct the cost from next month's rent. However, as I suspected, she said that they would take the shortfall from my guarantor's bank account. Hence, my guarantor would end up paying for the call out!

In the end the woman that I spoke to said that she is going to talk to her manager about a way forward and advised me in the mean time to continue with the hot wash thing (which I know will do absolutely nothing and cost me loads!). So, I am giving her until Monday to get back to me at which point I will go higher than the phone monkey who deals with property maintenance issues!

Planner

Piggles12345 wrote: »

So, I politely suggested that I will get someone out to do it myself and deduct the cost from next month's rent. However, as I suspected, she said that they would take the shortfall from my guarantor's bank account. Hence, my guarantor would end up paying for the call out!

I would be interested to know how they intend just to dip in to your guarantors bank account? as far as I can see there is no possible way that this can be done. A bluff. Withold the rent as advised and get the machine fixed.

Have you got the guarantors agreement handy? In there will be set out a process by which they approach the guarantor for deductions, this will be followed before hand.

poppysarah

Ask if they'll give you the money for running 90' washes.

PasturesNew

Drea wrote: »

... it fills with water when I'm not using it. When water goes down my kitchen sink it ends up in my washing machine

This sounds like it's filling by gravity . If you look under the sink and can see the sink plumbing - and the washing machine plumbing coming in to join that, if you can tie up (gaffa tape/string/whatever) the pipe to the washing machine so it is higher up than the sink water level (e.g. RIGHT up) then gravity shouldn't be able to push the water in the pipe higher than it is in the sink. Worth a look and 6" of gaffa tape if there's enough slack.

tbs624

Planner wrote: »

.... Withold the rent as advised and get the machine fixed.

Poor advice - there is a set procedure on repairs issues and the "withholding" of rent. Tenants should always seek qualified legal advice before going down that route.

Planner

tbs624 wrote: »

Poor advice - there is a set procedure on repairs issues and the "withholding" of rent. Tenants should always seek qualified legal advice before going down that route.

If you read the thread, the O/P has already been advised on the procedure to follow. So Excellent advise.

stevetodd

Washing machines are so cheap it's not worth repairing them, it's much better to just buy a new one

tbs624

Planner wrote: »

If you read the thread, the O/P has already been advised on the procedure to follow. So Excellent advise.

It was the fact that I had read the thread which prompted the response

If you mean this advise(sic):

Planner wrote: »

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. .

then ...erm.. not "excellent", as you miss some necessary stages out. As I said in my previous post, qualified professional advice should be sought prior to doing anything that involves a tenant's rent payments.

Planner

tbs624 wrote: »

It was the fact that I had read the thread which prompted the response

If you mean this advise(sic):
then ...erm.. not "excellent", as you miss some necessary stages out. As I said in my previous post, qualified professional advice should be sought prior to doing anything that involves a tenant's rent payments.

Well heres the procedure according to shelter;

What is the procedure?

You must follow a specific procedure if you want to pay for repairs and take the cost out of your rent. Otherwise, your landlord can evict you:

• Step 1: report the repairs in writing and allow time for them to be done.
• Step 2: write to your landlord again, saying that you will do the work yourself and take the costs out of your rent unless the repairs are done within a certain time (eg. two weeks). Keep a copy of your letter. See sample letter 1.
• Step 3: once this time has passed, get three quotes for the work from reliable contractors (eg. plumbers or builders)
• Step 4: send the quotes to your landlord with a letter explaining that you'll go ahead with the cheapest quote unless your landlord arranges for the repairs to be done within a certain time (eg. two more weeks). See sample letter 2.
• Step 5: once this time has passed, if your landlord hasn't responded, arrange for the work to be done by the company that gave the cheapest quote
• Step 6 : pay for the work yourself and send a copy of the receipt to your landlord, asking them to refund the money. See sample letter 3.
• Step 7 : if your landlord doesn't refund the money, write and confirm that you will deduct the money from your future rent. Explain exactly when deductions will start and how long you will withhold rent for. See sample letter 4.
• Be sure to keep copies of all correspondence, and keep accurate records of what you have paid and when.

The advise given by myself and others on here seems pretty comprhensive, I note your advise is strangely absent, I suppose its always easier to critise than help though.