Should we buy new washing machine for tenants?

Halle71

Apologies if you've already read this posted by accident in another thread....

We are new landlords - completed on 8.11 and tenants in 23.11 - of an unfurnished four bed house in London. Some of it is a bit dated (well, one bathroom and aforementioned washing machine) but generally it's a great house for the rent, we decorated throughout even though this was not necessary or requested by the tenants who agreed to take the house, and the few things we were requested to supply are really good quality. We also took a fitted wardrobe out at their request and this left a hole in the laminate so we had to carpet that room. We've been beyond reasonable.

Two days after they moved in I received an email to say the washing machine was leaking so the next evening we got a plumber round to check it. He checked under the machine (dry) and the filter and seal (both fine) and concluded that the machine was overfilled although the tenant denies this.
However.... although the washing machine casing is normal sized, the drum is very small at 4.5kg, not really big enough for a family and the tenants are a couple plus toddler. Also, the machine is a bit dated - probably put in when our vendor replaced the kitchen 8 years ago - so we were wondering if we should just replace it anyway? It's integrated though so won't be a cheap fix.

What would you do or expect as tenants?

Thanks!

Doozergirl

Presuming that the washing machine now forms part of the contract...

If it works, I'd leave it. If it doesn't work, I'd either get it fixed or provide a second hand but nearly new machine. Integrated isn't worth the expense in a rental property, so I'd remove the cupboard and put in something that was still okay to look at.

thesaint

I wouldn't change it.
They seem like needy tenants, and you are setting yourself up for a hard time as landlords.

donfanatico

If it works why replace it?

Halle71

donfanatico wrote: »

If it works why replace it?

I guess I'm just thinking about what I would want.
But, while the washing machine may not be perfect (for them) we have busted a gut over everything else.

Halle71

I should add that I know them.
As in, I met the wife as part of a large mum and baby group, they were looking for a house to upsize to and stay in for three years while she completes her funded PHD, and we had a house we didn't really want to let to sharers.
We don't hang out together and I could definitely evict them if necessary!!

thesaint

How long is the fixed term of the tenancy?

BigAunty

You are about to encounter the potential risks and issues of letting directly to a tenant that you have a relationship with, namely that minor tenancy issues have the habit of ruining the relationship and that sometimes favours are expected because the tenancy is not run in a proper business like manner.

A formal landlord would have billed the tenants for that plumbers fee because it wasn't a maintenance issue but the tenant not acting in a tenant like manner and using the washing machine properly.

Get an agent to manage this for you so you don't end up having to deal with more issues like this or join a landlord's association and attend one of their courses. Amateur landlords are often out of their depth due to not understanding their rights and responsibilities while having a relationship with the tenant can aggravate simple matters.

franklee

Really it depends on the spec of the property. If it's a high end property I'd expect a decent newer machine. If it's lower end then I'd expect what you've got. You could leave be or replace depending on how much life you think the old machine has. Bear in mind plumber callouts as the old machine starts to fail which cost could be avoided by replacing before that hapens.

Have you provided the user manual. If you haven't then the tenant won't know the maximum washing loads. If you have then draw their attention to it.

I agree with Doozergirl, if you are replacing axe the cupboard. Have the tenants asked for a replacement? It may be if they have then your offering to get rid of the cupboard, removing the old machine and letting the tenants buy their own could work. That would save them being dumped on with another ancient annoying machine.

19lottie82

I wouldn't replace. If it works just leave it.

Plus if you bow to their every whim, then you may be making a rod for your own back, in the future.

AdrianC

The tenants were happy to move in to a house with an ageing 4.5kg washing machine.