Problems with our new Private Rental

Okydoky25

We moved into a house last month. Since moving in we have found the following problems;

1. The washer/Dryer does not work. Dryer nt at all and washing machine is temperamental example put it on a 30 wash and it does a 90!? It does not take detergent from drawer you have to put it direct into wash.

2. Oven looked clean however 1st time I used it it billowed out smoke, burnt my food and left the whole oven filthy. I cleaned it up but think the roof of the oven under the grill which I can't reach is caked in dirt which causes the problem. I've given up trying to use it now.

3. The fridge part of the fridge freezer I'm guessing is a self defrosting one but I keep finding pools of water at the bottom and in my veg/fruit drawers which I have to dry out daily and is rotting my food. I've tried turning it up & down with no success.

Anyway I've advised the Estate agent and after 2 weeks I get a letter asking for an inspection this Thursday, fine but should it have taken this long also when I called to confirm my concerns would be dealt with they mentioned that at best the landlord would replace the Washer /Dryer which is built in for just a Washer? Is this allowed should it not be like for like? I have a baby & another on its way I need a tumble dryer and with it being built in I have nowhere to put a separate one myself. As it is I'm having to take my clothes to the launderette which is costing me a fortune, can I clai. This back and if so what's the best way to do this? Thanks in advance

Yorkie1

Unless specifically stated in the tenancy, the LL has no obligation in law to repair / replace white goods such as the FF or washer / dryer. Most LLs will do so but you cannot force them to do so if there is no clause in the tenancy where the LL specifically accepts liability for repair / replacement.

You cannot claim for launderette costs, unfortunately.

I have a heated drier like this one - can get it cheaper elsewhere online. It is very good but you will need to make sure you ventilate properly when using it to avoid causing condensation / damp. Packs away very small, doesn't block radiators by hanging clothes on them, and you can take it with you.

G_M

Put your comments in writing to the lanlord at the addrees "for the serving of notices".

Re the fridge, it is common for self-defrosting fridges to have a drain hole, usually at the centre, back near the bottom. These can get blocked by dirt/bits of food etc. Very easy to cheack and clear.

mildred1978

I've managed perfectly well without a tumble dryer, even since having my 2 year old. A washing machine IMO is pretty crucial. A tumble dryer? No.

Cissi

mildred1978 wrote: »

I've managed perfectly well without a tumble dryer, even since having my 2 year old. A washing machine IMO is pretty crucial. A tumble dryer? No.

That's personal opinion and not for any of us to judge. As has been said above, the landlord has no obligation to repair any white goods - whether or not they're considered "crucial" is neither here nor there, so no point in arguing whether some of us manage fine without them or not.

OP, could you perhaps try to negotiate with the LL directly (not via the agent) and see whether they'd be prepared to replace the washer/dryer with a similar product - maybe if you agree to pay part of the difference?

Another point that occurs to me is whether there is any risk of the agency trying to pin anything on you in their "inspection"? Do check your inventory and make sure to report any faults etc in writing, not by text, phone call or even email. Just to protect your own back!

marliepanda

mildred1978 wrote: »

I've managed perfectly well without a tumble dryer, even since having my 2 year old. A washing machine IMO is pretty crucial. A tumble dryer? No.

Well done.

But seriously, in a house/flat without a garden to dry clothes, electric heaters and no airing cupboard, a dryer is pretty crucial.

And if one is provided, you bet if they did dry clothes indoors without it and any condensation happened the LL would be on the tenants back to fix it...

TDPIX

1) Not sure on this one

2) This is normal enough. Sometimes grease gets baked onto the upper grill. Trying to clean it can help, but it can also make it worse (if there's residue of the cleaning product left on the grill). Try opening the oven door and any windows, and then putting the grill function on. There should be a fair bit of smoke but after a while (or certainly after a few times of doing this) it should improve since any grease and cleaning product residue will be burnt off bit by bit.

3) Also fairly common. The drain for the defrosting feature is blocked. The hole to this drain is located in the back wall of the freezer, usually near the bottom.

In our case the drain was frozen, so the remedy was to boil water and put it in an easy-to-pour jug. Then wait perhaps a minute for it to cool down a bit, and then put the hot water down the hole. We had to do this 2-3 times but it fixed it in the end. (Of course it also caused the problem to get WORSE the first time since the blockage still wasn't cleared, so the water we poured down also ended up in the bottom of our fridge.. but if the issue is a frozen drain, this will fix it)

Alternatively it might be blocked with something else, so putting something strong but flexible down the hole to unblock it might fix it.

Google "fridge pool of water" to see plently of advice on this issue.

boo2410

I would just add that washer dryers in my opinion are crap (I've got one). The drying cycle takes hours and would end up costing you an arm and a leg. I used to take all my drying down to the launderette if I couldn't dry it outside as for a £ or 2 I could get the whole lot dry quickly. Just my opinion though might not be feasible for you.

BitterAndTwisted

It's common for washer-dryers to be able to wash a full load but not dry one. The only solution to that problem is to dry the washing in half-loads by separating out the quick-drying fabrics from those needing longer. In my opinion washer-dryers are a pain in the wossname as they generally wash as poorly as they dry and therefore it's not worth giving them the house-room.

It's not difficult to dry laundry indoors with no tumble-dryer but you have to take sensible precautions to prevent condensation. That's not much of a problem in the summer but can be a real issue in the winter-time.

OP: please put all of your issues to the landlord and the agent in writing even though the agent has undertaken to call round. This could avoid any accusations being made that you have caused them and being charged accordingly.

None of the issues you have mentioned would have been spotted during the agent's check-out inspection and it's very likely that the previous tenants had not disclosed them, so if anyone is to blame it would probably be them rather than your landlord.

tbs624

I agree with B&T's post apart from the final paragraph.

Itis the LLs responsibility to ensure that white goods are in safe working order at the start of the tenancy, regardless of what the previous T may or may not have done.

OP - always report repairs/maint issues in writing to your LL/LA and keep copies of your letters.

What does your property's inventory say about the white goods? Ditto your tenancy agreement?

Ask for manuals for the white goods - if you had these you would probably have been able to sort out the fridge issue. Good suggestions on what may be the cause of the problem have been given by a couple of posters above, ditto burning any grease off the oven elements.
You could also try using heatproof bowl full of water and lemon juice on high heat for 20/30 mins to loosen any gunk

You can always *ask* for a contribution towards the costs you have incurred by having to go to the laundrette - doesn't of course mean that your LL will oblige.

tbs624

mildred1978 wrote: »

I've managed perfectly well without a tumble dryer, even since having my 2 year old. A washing machine IMO is pretty crucial. A tumble dryer? No.

I can manage without a TV, many people manage without cars, microwaves etc - however that doesn't mean that others won't find those things a very necessary part of their lives.

As Marlie Panda suggests, providing a replacement washer with integral dryer may mean that the OP won't be steaming wet washing off inside the property.