Reduction in rent?

rougelapin

Hello, I am currently renting a flat through a local agency, and my washing machine has recently broken. I informed agency straight away but two weeks later I am still waiting for a new machine. I rang up last week to find out what was happening and was told that they had told landlord....and that was it. I have a 4 month old baby which they are aware of, so a washing machine is pretty crucial at the mo. What are my rights with regards to a reduction in rent? Am I entitled to one? The machine was included in inventory, so covered in tenancy agreement. Help!

G_M

This question of liability for repairs has come up recently a few times. It is common belief (myself included till recently) that "REPAIRS ARE THE RESPONSIBILITY OF THE LANDLORD UNLESS DAMAGED BY THE TENANT".

However as I posted on 5/3/10:

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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. Read the underlined part of s.11(1) (Landlord and Tenant Act 1985) 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.

So unless the lease specifically states the LL will repair, maintain, replace the washing machine, he doesn't have to. However many LLs do not know this. Your choices are therefore:
1) wait and see if he repairs/replaces it or
2) repair/replace it yourself