Does a landlord have to replace appliances like for like?

lectrospin

I've rented a place part-furnished including appliances for a year and last week the fridge broke (probably due to old age), it took my landlord a week and a half to replace it and when he did the replacement was about twice as old, about a quarter of the size and utter unsuitable for a family. I read that a landlord has to replace 'like for like', is this written in tenancy law or is it just to do with the agreement. Any advice on how to proceed.

G_M

There is no statutory requirement on the LL to repair or replace a fridge.

There is an implied contract term if the fridge is in the inventory signed by both parties (or an express term if it is mentioned in the contract).

How is your relationship? I'd start by speaking to the LL and explain about the size of the fridge. If you get nowhere, then try writing.

btw, a week and a half is inconvenient but not excessive. It takes time to select, source and arrange delivery.

Landlord & Tenant Act 1985

Repairing obligations in short leases.
(1)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.

lectrospin

Sorry i didn't explain too well, the week and a half was when it completely failed and he finally got a repair guy out to look at it, we informed him over a month ago that it wasn't keeping cold properly. We have an amicable enough relationship but i'm not sure how much that will count for if the landlord is cheap.
It was definitely in the inventory we signed when we moved here. If the rent we pay is for the appliances too then why should we pay the same rent for a worse appliance? It's a change in the rental agreement that I didn't agree to.

G_M

These things are always best resolved amicably if possible, rather than quoting laws and making threats. But you are sensible to find out your legal position before you start just in case. Try explaining your family's needs and see how LL responds. It may go against the grain, but consider offering to go halves - it might be worth doing if it keeps the relationship from souring. After all, when your contract expires you want the LL to renew, right?

But yes. If the inventory specifies a particular fridge, then you have a case for demanding a 'similar' fridge. If the last one was old (sounds like it!) he can get another 2nd hand, but it should a) work and b) be similar size

katygeorge

my dad had this problem, so he bought a new firdge himself and then had the ll and la remove the fridge from the inventory, the ll was quite happy with this solution. maybe worth considering as then you get a fridge you want

lectrospin

G_M wrote: »

These things are always best resolved amicably if possible, rather than quoting laws and making threats. But you are sensible to find out your legal position before you start just in case. Try explaining your family's needs and see how LL responds. It may go against the grain, but consider offering to go halves - it might be worth doing if it keeps the relationship from souring. After all, when your contract expires you want the LL to renew, right?

But yes. If the inventory specifies a particular fridge, then you have a case for demanding a 'similar' fridge. If the last one was old (sounds like it!) he can get another 2nd hand, but it should a) work and b) be similar size

yeah, i know, i'm not going to quote laws etc, i just wanted to know what's expected of a landlord and whether we are right to complain. I'm not bothered about it being second hand but there's loads of decent second hand fridges around for as little as £50 but this one isn't decent, it's tiny, very old, battered and dented plus the light doesn't work. It's the kind of thing you'd see in a skip or at a dump site.

missile

lectrospin wrote: »

... there's loads of decent second hand fridges around for as little as £50 ....

Why not buy one of those and maybe ask LL to pay half :T

lectrospin

missile wrote: »

Why not buy one of those and maybe ask LL to pay half :T

rather buy one myself if the landlord will only buy rubbish.

franklee

For the sake of £50 you may as well ask the landlord to remove the unsatisfactory fridge and then buy your own. If you do this make sure it's agreed in writing as you don't want to be charged for a missing fridge when you leave. Any fridge you buy would then be yours and you should take it with you when you leave, or get written agreement that you can leave it. Alternatively if there's room you could put his to one side, in the garage or something and reinstate it when you leave, again put any complaints about it's condition in writing so that you're not charged for the state it's in when you leave. It sounds like he's given you a fridge fit only for the dump :mad:

starlight_xx

My last landlady told me it was basically tough when the fridge freezer packed in. I bought a replacement myself. Kept all the emails she sent telling me it wasnt her responsibility and the receipt for the purchase and took it with me when I left.

My current landlord is a total sweetie, I bet if the fridge/freezer in my current place packed in hed let me pick the replacement.. hes what a landlord should be - nothing is too much bother for him

elvis86

starlight_xx wrote: »

My current landlord is a total sweetie, I bet if the fridge/freezer in my current place packed in hed let me pick the replacement.. hes what a landlord should be - nothing is too much bother for him

Don't suppose he owns a 2 bedroom apartment in Manchester city centre that he might want to let..?:D