Renting a flat, washing machine broke...

WarioTBH

Hi All,

My friend rents a flat that came furnished wish a washing machine, fridge etc etc.

Now the washing machine developed a problem where it would take 3+ hours to do a quick wash. The estate agent sent out their contractor to look at the problem and he confirmed a part needed replacing and would need to get authorization from the estate agent before buying the new part and fitting it.

The contractor kindly left the washing machine dead as a do do taking the part that needs replacing with him, so my friend doesnt have a washing machine.

If my friend goes to a launderette, can he claim back the cost of doing the washing at the launderette from the estate agent?


I know it sounds petty, this estate agent have been dreadful and failed to give parking permits, so my friend got £120 parking fines for parking in his marked bay, lights dont work in the development so at night its like walking in the middle ages.


I just want to make them see hes on the ball and they might take him seriously and not dismiss him just because hes young.



Thanks!

McKneff

Youre right, it does sound petty and I dont think it could be claimed anyway.

If youre a good friend, let him use yours, or tell him to do it in the sink like we all used to do.

phill99

Why should the Estate Agent pay compensation?

the word 'Agent' is important here.

Invariably its actually the landlord who delays things. In my experience landlords don't like spending money or are slow at giving the Estate Agent authorisation. Remember its the LL that will pay the bill, not the EA, so the EA has to get LLs permission to get the works done.

Its hardly a hardship going to the launderette

G_M

What does the tenancy agreement say about repair/replacement of washing machine? If anything. The landlord's statutory repairing obligations (see Landlord & Tenant Act 1985 - Repairing obligations; LL's address; and much more) does not include washing machines.

Since the LL/agent is fixing the machine, however, I'd just be grateful you're not arguing about that.

pmlindyloo

WarioTBH wrote: »

Hi All,

My friend rents a flat that came furnished wish a washing machine, fridge etc etc.

Now the washing machine developed a problem where it would take 3+ hours to do a quick wash. The estate agent sent out their contractor to look at the problem and he confirmed a part needed replacing and would need to get authorization from the estate agent before buying the new part and fitting it. The LA/LL is meeting his obligations and is dealing with this and, it seems, in a reasonable way. If you owned your own house you would probably be in the same position - waiting for a part to be replaced.

The contractor kindly left the washing machine dead as a do do taking the part that needs replacing with him, so my friend doesnt have a washing machine. Again, this is what can happen re: rented property/and your own property.

If my friend goes to a launderette, can he claim back the cost of doing the washing at the launderette from the estate agent? No, doubt it, you can try asking.


I know it sounds petty, this estate agent have been dreadful and failed to give parking permits, so my friend got £120 parking fines for parking in his marked bay, lights dont work in the development so at night its like walking in the middle ages. What does it say in the contract? Does it say a parking permit will be given? When you say development what do you mean? An estate? - not your LL's responsibility, try the local council.


I just want to make them see hes on the ball and they might take him seriously and not dismiss him just because hes young.



Thanks!

If he wants to be taken seriously then all problems reported orally/by text/by email should be followed up by sending a letter to LL and LA, copied and sent by recorded delivery. This then creates a paper trail and prevents any disagreements about what was said etc. in the future. Also a good idea to write down anything that is said by LA and copy what was agreed and send it to them.

This all may seem ridiculous but when renting everything should be dealt with in a professional manner.

McKneff

And just by the way, only courts and police can issue 'fines' no one else can do this.

If it was a private company they have no legal right to enforce parking fines, so your firend should not have paid them.

There are literally hundreds of thread on here about private parking companies.

BitterAndTwisted

Presumably a part will be ordered when the landlord has authoirised the expenditure. Some landlords agree to supply white goods but will not accept responsibility for the maintenance or repairs. Your friend should have a close read of their tenancy agreement. Meanwhile it's a friend's machine or a launderette at their own expense.

Parking problems and tickets is a completely different issue and should be dealt with separately and in writing.

tbs624

phill99 wrote: »

Its hardly a hardship going to the launderette

That a broad generalisation - depends on where the nearest one is and whether its opening hours extend past your own working hours.

If the inventory for the property includes a washing machine in good working order (and the tenancy agreement does not refer to repairs/replacement as agreed to be down to the T) then many decent LLs would agree to cover the T's launderette costs until the repair was effected, if there was to be more than a few days' delay.

G_M

tbs624 wrote: »

..... then many decent LLs would agree to cover the T's launderette costs until the repair was effected, if there was to be more than a few days' delay.

That is certainly true, and there is only a small harm in asking (but see below). However it is very different from saying there is a right to compensation. If it went to court, and assuming the LL had acted reasonably in terms of the repair, I doubt a judge would award 'launderette costs' for a few days.

There is also the risk that the LL will start to view the tenant as troublesome if claims are made for every tiny issue (real or perceived).

If that happens, the LL might decide to look for another tenant once the fixed term of the tenancy expires. LL's certainly apperciate regular/reliable rent payments - they also appreciate tenants who act reasonably - reporting genuine faults so that that they can be fixed in a timely way, but NOT reporting petty (vexatious?) faults or making petty/vexatious claims.

Parking ticket - does the tenancy include this benefit? If so, and it was not provided, there may well be a claim there for the fine.

Lighting - this will be outside the control of the landlord - it will fall under the duty of the council, or if a private development, then the freeholder or management company for the development. The Landlord could, however, be asked to contact the management company with a request to improve the lighting. Whether they comply........?

WarioTBH

Just a quick word about the parking fines, it was a private company, and they Land Lord has got to pay the fines because he didnt forward to them / the estate agent.

It does say in the tenancy agreement the LL is responsible for repairing the item, aslong as it hasn't been damaged to mis-use.

Thank you for the replies, i was just asking to get a general view on it, my friend paid 6 months rent in advance so the LL doesn't have issues getting his money.

Also i wasn't blaming the lighting on the LL, i was blaming it on the estate agent, they have to get the management company to sort it, and they will not give out any contact information for the management company to us, so i can contact them myself.

Its a private development.

Nothing in the tenancy agreement regarding parking permits etc, its literately just started in the new year.

tbs624

G_M wrote: »

That is certainly true, and there is only a small harm in asking (but see below). However it is very different from saying there is a right to compensation. If it went to court, and assuming the LL had acted reasonably in terms of the repair, I doubt a judge would award 'launderette costs' for a few days.

?? I don't think anyone *has* suggested that there is a "right"? Saying , as I did, that in the event of matters dragging on a decent LL would cover the launderette cost does not imply a right but more a gesture of appropriate goodwill on the LL's part:)

G_M wrote: »

There is also the risk that the LL will start to view the tenant as troublesome if claims are made for every tiny issue (real or perceived).

Agreed - that is something that all Ts have to weigh up, even if the issue is one of major repairs.