Help - Washing machine broke, landlord refuses to fix / replace it!

carlos1973

Sorry if this in the wrong place.

I'm renting a furnished flat that includes a washing machine. Last week it stopped working and when I told the rent office they said they won't do anything about it.

The maintainence man then told me to open it up myself to see if the filter/drain was blocked. I've done this and it's still not working.

I'm just after some advice before I go back to the rent office. Am I correct in thinking that as it's the landlords property and part of a furnished flat that he is responsible for repairing it?

Incidentally, it has worked fine since September doing about two loads a week and hasn't been mistreated in any way.

Thanks for any advice.

BitterAndTwisted

Any appliances or equipment supplied as part of the tenancy agreement are the landlord's responsibility to repair or replace. At least this is my understanding for rentals in England and Wales. Are you in Scotland? Is the washing-machine included in the inventory?

In your position, if the landlord refuses to arrange a repair I would be tempted to gain the landlord's permission to engage a repairman and pay for it myself and then to deduct the cost from your rent rather than do without. There are procedures you have to follow to compel a landlord to carry our repairs and you should log onto the Shelter website for guidance about how to do this.

G_M

BitterAndTwisted wrote: »

Any appliances or equipment supplied as part of the tenancy agreement are the landlord's responsibility to repair or replace. At least this is my understanding for rentals in England and Wales. Are you in Scotland? Is the washing-machine included in the inventory?

In your position, if the landlord refuses to arrange a repair I would be tempted to gain the landlord's permission to engage a repairman and pay for it myself and then to deduct the cost from your rent rather than do without. There are procedures you have to follow to compel a landlord to carry our repairs and you should log onto the Shelter website for guidance about how to do this.

This was my understanding too.... until recently.

read the Landlordzone thread here.. extract follows:

Question:
The consensus opinion has been that if the LL offers a residence with working-order white goods such as washing machine, refrigerator etc.; then the LL is responsible for their repair during the tenancy.

Legal response:
Unless the Tenancy Agreement makes express provision, that cannot be so. Re-read the underlined part of s.11(1) below:

Repairing obligations in short leases.

In a lease to which this section applies (as to which, see sections 13 and 14) there is implied a covenant by the lessor:
(a) to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes),
(b) to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences, but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity), and
(c) to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water.