Landowner refusing to replace appliance

eyesy

budget_counsellor_shaz wrote: »

Sorry eyesy, although we replaced the dishwasher in our rented out property last year, I don't think that it is a necessary item in a rented property if it was the boiler or heating system you may have a case. I think its time to invest in a pair of rubber gloves.;)

Sorry, I realise this is not what you wanted to hear........but is it really worth all the hastle:rolleyes:

Shaz

Well, it's not just about the hassle - it's about what's right. It was on the inventory when we moved in, it's a furnished flat etc. - would it have been ok to rent out the property and put all the items on the inventory, and then the day before (or after) we move in just remove half the stuff?

I guess it comes down to what are we renting out - the property alone or the items within it and on the inventory? I see it as the latter, but then I would I suppose.

pinkshoes

If it was something essential (washing machine, fridge, freezer, cooker) then I'd say go ahead, replace it and take it out the rent, but a dishwasher is a luxury item, certainly not an essential. Are you saying you only rented the flat because it had a dishwasher?!?!

Maybe the landlord plans to get rid of the dishwasher eventually, and was waiting for it to die?! Ask him to come and dispose of it, then put a cupboard in its place so you can have more storage space!!

BrandNewDay

Here's what I would want to know: if you replace it/get rid of it, can the inventory be amended so that your landlord would no longer expect to have a dishwasher? I'm the sort of person who would rather have an extra freezer or tumble dryer or something than a dishwasher*, so I'd want to replace it, anyway.

But, if you want a dishwasher and find one you can afford, then I would hope you could keep it.



*I already have a dishwasher: my husband.

blue_monkey_2

The thing is - as long as you do not remove it then it will still be on the inventory when you move out whether it is working or not. he has not removed it, it is still there - whether it is working or not is another matter. A dishwasher is not a life and death item - I can certainly manage without one, why all the fuss over a dishwasher, if you 'need' a dishwasher then maybe you'll have to think about moving elsewhere, I am sure the LL will just remove the dishwasher when you move out and rent the property without it for the same money. If there is nothing stating repairs in the agreement then there is nothing you can do. Are you living in this propertly solely because it has a dishwasher?? Get yourself another one, store the broken one and leave the broken one in place when you move out and flog the one you bought, as stated above you can get 2nd hand ones on eBay or in your local paper.

Badger_Lady

Hmm... there are some harsh responses here. We can't impose our own ideas of what is a "luxury item". I've never had the use of a dishwasher, but if I was renting one (the tenancy agreement as quoted does say "property includes furnishings and items on the inventory"), I'd be rather annoyed to have it suddenly "removed" (in effect by not replacing broken).

Certainly, if I was staying in a holiday home with a dishwasher, and it didn't wash dishes, I'd be submitting a complaint and expecting partial compensation.

OP, we still haven't got to the bottom of how this situation is covered in your agreement..? I think something needs to be negotiated because, if you move out and an item on the inventory is broken, surely the Landlord could withold your deposit to that value..?

Guy_Montag

I don't understand - surely if the LL provides something (whether an oven or a jacuzzi), unless the contract stipulates that it is up to the tenant to repair/replace, the LL should ensure that that item is in a working order for the duration of the tenancy (subject to reasonable usage). After all the tenant may have chosen the dwelling purely on the basis of that item.

OP you have to ask yourself - how much do I care? Can I get a cheap one from e-bay? If the LL is going to be a !!!!! about this, does that mean he'll be a !!!!! about stuff in future? Maybe it's time to get out.

eyesy

pinkshoes wrote: »

If it was something essential (washing machine, fridge, freezer, cooker) then I'd say go ahead, replace it and take it out the rent, but a dishwasher is a luxury item, certainly not an essential. Are you saying you only rented the flat because it had a dishwasher?!?!

Put it this way - we had a look at some flats last year and specifically asked for ones with a dishwasher. So yes, one of the reasons we stayed here was because it has features that others did not for the same price, one of which (and yes, it was relatively important to us) was the dishwasher.

eyesy

Badger_Lady wrote: »

OP, we still haven't got to the bottom of how this situation is covered in your agreement..? I think something needs to be negotiated because, if you move out and an item on the inventory is broken, surely the Landlord could withold your deposit to that value..?

I'm going to my local CAB for advice today. The inventory I am not worried about in terms of deposit - the LL has already confirmed that it's up to us if we want to replace it or not (very magnanimous of them, I thought) but that the broken one is their property and that they do not want to replace it.

The LL even said that they are under no obligation to replace the washing machine is it were to break down again (as it already has done in the past, and they repaired it then).

Thanks to all for your responses so far - even though I may not like the contents (or the tone) of them all ;-)

sm9ai

I don't believe some of the responses on here.

There are hundreds of flats fors rent so ones with a dishwasher will stand out. If, as the op did, you pay extra for one with a dishwasher you expect it to work.

And at what point does a dishwasher become essential? A washing machine is not essential - you can hand wash, and neither is a car - you can walk/cycle/bus/train. But most people say they are!

But if you've paid for it you expect it to bloody well work!

I would expect a rent reduction in this situation. Obviously you need might need to move out, but if the landlord won't fix things that are broken then its probably bet to find a better landlord anyway.

CYBERCIDERSAVER

What about PAT testing. If the appliance is on the inventory shouldn't it be subject to a portable appliance test??? Landlord doesn't want to kill anyone with his dodgy appliances surely???