Landlord refusing to repair oven

Miss_Samantha

GwylimT wrote: »

No it isn't, an agent needs permission from a landlord to carry out any repairs/upkeep. If this ends up being taken further the fact that the OP did not inform the landlord in an appropriate manner (letter), would prevent proper action being taken on their part to gain an oven or compensation for the loss of an ammenity.

An agent works on behalf of the landlord and represents him. What the agent does binds the landlord.
Now, if the agent did something that he wasn't authorised then the landlord can seek compensation from him, but that is not the tenant's problem.

If the agent manages the property then informing the agent is the exact same thing as informing the landlord directly.
The landlord/agent must be informed in writing. An email is in writing and presumably the agent provided the email address to be contacted, so this ticks all the boxes.

This does not answer the question of who, if anyone, is responsible to fix the oven, though.

GwylimT

Miss_Samantha wrote: »

An agent works on behalf of the landlord and represents him. What the agent does binds the landlord.
Now, if the agent did something that he wasn't authorised then the landlord can seek compensation from him, but that is not the tenant's problem.

If the agent manages the property then informing the agent is the exact same thing as informing the landlord directly.
The landlord/agent must be informed in writing. An email is in writing and presumably the agent provided the email address to be contacted, so this ticks all the boxes.

This does not answer the question of who, if anyone, is responsible to fix the oven, though.

That is not the case.

mrginge

GwylimT wrote: »

That is not the case.

The standard definition of an agent would suggest that it is.

So, you must have some alternate definition. Can you provide it please?

sputnik1957

Interesting reading this, not getting clear answer from my short Google.

i think that being part of the fixtures/fittings of the property and that responsibility isn't defined in the contact then I would expect the LL to be liabilble for it to be working.

Is an oven even a "white good" in that is actually a fixture/fitting wired/plumbed into electricity/gas. Where do you draw the line on repairing 'mechanics' in a house? Gate? Doors?

Surely if you see a usable garage as part of a property before moving in and 6 months later part of the door fails rendering it unusable then that's the landlords responsibly right? In the same way internal doors would be maintained by the LL. Or a light fitting. The front door :cool: ???

Partially rhetorically and interested to know what people think; how does the oven differ?

sputnik1957

not allowed link as new user.

From shelter:
Your landlord is responsible for repairing or replacing faulty items or appliances they provided, such as a fridge or washing machine. Your landlord isn't responsible for fixing any appliances or furniture you own.

Unless otherwise contacted seems clear to me.,

FBaby

Now, if the agent did something that he wasn't authorised then the landlord can seek compensation from him, but that is not the tenant's problem.

But even if this is correct, you seem to infer that calling a company that happens to do repair means agreement to it. Even if a repair man had come to do an estimate as instructed by the agents, why are you assuming that it means the agents on behalf of the landlord has agreed to pay for any suggested repairs?

Pixie5740

sputnik1957 wrote: »

not allowed link as new user.

From shelter:
Your landlord is responsible for repairing or replacing faulty items or appliances they provided, such as a fridge or washing machine. Your landlord isn't responsible for fixing any appliances or furniture you own.

Unless otherwise contacted seems clear to me.,

How odd that Shelter's website contradicts Section 11 of the Landlord and Tenant Act 1985. Unless there is some legislation that supersedes it.

"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),"

Silly me, I forgot we are using logic and common sense instead of legislation. :doh:

The OP hasn't come back since posting the original question so it's all become a bit moot anyway.

pimento

If the OP were to move out, do you think the Landlord would have any problem re-letting the property without an oven? Or with a broken oven in situ?

Gigervamp

Hardly surprising that the OP hasn't been back considering there have been over 2 pages of posts of people arguing with each other.

Emphino

Apologies for the absence, Christmas was crazy here... we eventually replaced the oven at our own cost and the faulty one has now been sat in our dining room waiting for the LL to arrange it's collection, as he previously stated he would, but conveniently seems to be "unavailable" to contact again.

We were under the impression that as the property was rented with the oven included, upkeep would be provided... he sure as hell was quick to demand we replaced a bit of ripped lino when the damage was our own fault... we will be taking the new oven with us when we move, thank you for all the responses