Bugs and a Broken washing machine - landlord unresponsive

Gasha

G_M wrote: »

Check your contract. Are you sure there is no address for the landlord?

Section 48 Landlord and Tenant Act 1987 - requires that the tenant must be given an address in England where notices can be served on the landlord – the address does not have to be that of the landlord. Rent is not lawfully due until this is complied with.

More info here.

What does the contract say about repairs (ie washing machine). LL may not be responsible.

Unless the Tenancy Agreement makes express provision, the LL does not need to repair a washing machine. 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 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.

Correct about the Section 48
I would have to disagree with the other though I think.
IF the Landlord provides the washing machine then the LL is responsible for it's repair, maintenance UNLESS it is written in the contract that they WILL NOT!! (And then there's the argument that this is an unfair term but that's a different kettle of fish )

I would not be spending money on taxis and launderettes I would definitely withhold the rent and buy a new washing machine with it.
And bring in a pest control company to sort the beetles!