Is landlord responsible for repairing oven & hob

sarahdh · 28 May 2015 at 4:16PM

I live in a rented property, and have done for over 2 years, never missed a rent payment, or caused any trouble.

At around the same time, the thing that sparks on my gas hob stopped working, and my oven turns on, but does not heat up.

I informed the letting agency, who spoke to the the landlord, and they got back to my saying that 'the landlord doesn't fix ovens'.

I've checked my contract and the only relevant part I can find is this:

'The landlord agrees with the tenant to keep in repair and proper working order all mechanical and electrical items including all washing machines, dishwashers and other similar mechanical or electrical appliances belonging to the landlord as are included in the Check-in inventory provided that thus Agreement shall not be construed as requiring the Landlord to carry out any works for which the Tenant is liable by virtue of his duty to use the Premises and the equipment and effects in a tenant-like manner.'

I'm so confused! Is it his responsibility to repair the oven & hob? It's not as if I've damaged it, it's a new build house with a cheap oven/hob, which are well known for breaking.

Guest101 · 28 May 2015 at 4:20PM

Normally it's not by default, however you clearly have a contract that says he will repair it.

Remind the letting agent of this. If they still refuse, write to the LL saying that you will be buying a new oven and deducting the cost from the rent.

benjus · 28 May 2015 at 4:25PM

If the property lacks facilities for the preparation and cooking of food, it would be deemed unfit for human habitation. http://www.legislation.gov.uk/ukpga/1985/70/section/10

HappyMJ · 28 May 2015 at 4:28PM

benjus wrote: »

If the property lacks facilities for the preparation and cooking of food, it would be deemed unfit for human habitation. http://www.legislation.gov.uk/ukpga/1985/70/section/10

An electrical outlet is all that is required. I know of many rental properties that do not include a cooker.

sarahdh · 28 May 2015 at 4:33PM

I was confused by the bit which states 'any works for which the Tenant is liable by virtue of his duty to use the Premises and the equipment and effects in a tenant-like manner'.

I feel like this might be some kind of get-out clause for him? Hope I'm wrong!

Guest101 · 28 May 2015 at 4:35PM

sarahdh wrote: »

I was confused by the bit which states 'any works for which the Tenant is liable by virtue of his duty to use the Premises and the equipment and effects in a tenant-like manner'.

I feel like this might be some kind of get-out clause for him? Hope I'm wrong!

It covers things like using the appliances for a commercial purpose.

If you used it to cook food and it is simply worn out, its not your problem.

LEJC · 28 May 2015 at 4:36PM

sarahdh wrote: »

I informed the letting agency, who spoke to the the landlord, and they got back to my saying that 'the landlord doesn't fix ovens'.

I'm so confused! Is it his responsibility to repair the oven & hob? It's not as if I've damaged it, it's a new build house with a cheap oven/hob, which are well known for breaking.

Thats ok the LL does not need to fix ovens...he can simply order a new one and have it installed.

He may well choose to put a similar cheap oven/hob in the property but if you have a working oven/hob listed on your inventory,thats what you should expect to be using.
I believe it to be the responsibility of the LL to supply you with this unless the property was advertised as no cooker included.

The hob should be tested on an annual basis as part of the gas safety check, whist it may still pass the fact that the ignition is not functioning correctly should be noted as an observation point.....

tizzle6560 · 28 May 2015 at 4:39PM

As per the terms youve highlighted above, this is the LL's issue to sort out and I would stress that again to both parties.

As easy as it seems to pay for it yourself and deduct the cost from your rent, doing so would actually mean you were breaching the tenancy agreement you have with the LL.

Keep fighting it and hopefully persistence will pay off. Failing that, burn the place down by starting a fire in the oven and let the LL deal with that.

vuvuzela · 28 May 2015 at 4:51PM

tizzle6560 wrote: »

burn the place down by starting a fire in the oven and let the LL deal with that.

Can this be put into the weekly email ? One of the best bits of advice I've ever seen on MSE

Guest101 · 28 May 2015 at 4:55PM

tizzle6560 wrote: »

As per the terms youve highlighted above, this is the LL's issue to sort out and I would stress that again to both parties.

As easy as it seems to pay for it yourself and deduct the cost from your rent, doing so would actually mean you were breaching the tenancy agreement you have with the LL.

Keep fighting it and hopefully persistence will pay off. Failing that, burn the place down by starting a fire in the oven and let the LL deal with that.

Not necessarily.

The LL has repair duties, which is persistant can be deducted from the rent. - its not simple i agree, but it can be done.

wishus · 28 May 2015 at 5:02PM

Wow, the agent needs to step up a gear here! They will probably have people on their books who can supply and fit, and then deduct that from their payments to the LL. That's what mine would do!