Landowner refusing to replace appliance

wherediditallgo

I didn't think of a dishwasher as a necessity until I got one - now I'd hate to be without it. I can understand your annoyance about it when it was one of the things you wanted when looking for somewhere to live. If it's on the inventory when you moved in & you've been able to use it, I would expect the landlord to at least be prepared to repair it, if he wasn't prepared to replace it. You do need to go over your tenancy agreement though to ascertain your rights on this. Although I don't see why he made the point about not increasing the rent, I think that's something you might have to bear in mind - it might be a bit of blackmail on his part ("don't fuss about the dishwasher, or I'll increase the rent"), but he could turn around & replace it & then increase the rent to cover the cost, or put it up so high that you can't afford to live there. You'll have to judge whether it's worth kicking up a lot of fuss about, but you need to know anyway because if something else on the inventory breaks down, you could be having this argument with your landlord again.

eyesy

wherediditallgo wrote: »

in & you've been able to use it, I would expect the landlord to at least be prepared to repair it, if he wasn't prepared to replace it. You do need to go over your tenancy agreement though to ascertain your rights on this. Although I don't see why he made the point about not increasing the rent, I think that's something you might have to bear in mind - it might be a bit of blackmail on his part ("don't fuss about the dishwasher, or I'll increase the rent"), but he could turn around & replace it & then increase the rent to cover the cost, or put it up so high that you can't afford to live there. You'll have to judge whether it's worth kicking up a lot of fuss about, but you need to know anyway because if something else on the inventory breaks down, you could be having this argument with your landlord again.

The engineer that reviewed the dishwasher said that it wasn't economical to repair the dishwasher as the brand meant that parts were very expensive etc. - so was cheaper to replace. The "not increasing rent" business was designed to make us feel lucky and grateful to have such a wonderful LL - along with other comments like "I could have gotten more money renting to someone else but decided to stay with you" - how generous! Maybe it's also because since renting out the place we've caused no problems and kept the flat in very good condition.

The LL can't increase rent, as we've just signed a new lease for another 12 months (this was the first month of the new lease, just our luck) with a fixed price. Spoke with my local CAB today, they are getting someone to phone me back tomorrow to discuss. A friend of mine who is a solicitor thinks that what the LL has done could be construed as breach of contract (even though it appears implied), as does an ex-landlord friend of mine.

bandraoi

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?!?!

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!!

I'd disagree, if you're paying to rent a flat with a dishwasher, then you should have a dishwasher.

The rent was agreed on the basis of the location of the house and the fittings and fixtures provided, therefore the landlord should have a responsibility to maintain the fittings and fixtures provided on the inventory or replace them with similiar.

If I rented a house on the basis that it was nicely decorated and the furniture was good quality and presentable, I wouldn't be happy if the landlord decided to swap a nice dining table and couch, with his 20 year old battered furniture that he was clearing out of his house.

Gorgeous_George

Unless specifically excluded in the contract, the LL should replace the dishwasher.

When I let my property I stated that the dishwasher would NOT be repaired or replaced if it failed. My tenants broke it through misuse (I suspect) and I ditched it along with the fridge that they broke.

However, you still need to pay the rent.



GG

moneysavinmonkey

bandraoi wrote: »

I'd disagree, if you're paying to rent a flat with a
If I rented a house on the basis that it was nicely decorated and the furniture was good quality and presentable, I wouldn't be happy if the landlord decided to swap a nice dining table and couch, with his 20 year old battered furniture that he was clearing out of his house.

I'd be interested if the OP could post the advice received from the CAB - the exact above situation occured to my good friend. The landlord arrived and carted off some of the furniture for his new house and replaced it with very old scruffy looking stuff instead - could find better in a skip IMHO!

moneysavinmonkey

Gorgeous_George wrote: »

When I let my property I stated that the dishwasher would NOT be repaired or replaced if it failed. My tenants broke it through misuse (I suspect) and I ditched it along with the fridge that they broke.

just out of interest- how do you misuse a dishwasher? - genuine question!

jonewer

Er... If I entered into a tenancy agreement for a place with an appliance and the LL refused to repair it, I would be livid!

I would most certainly move and might just forget that I left the plugs in and the taps running full blast when I left Mr. Slumlords little toy investment.

CYBERCIDERSAVER

moneysavinmonkey wrote: »

just out of interest- how do you misuse a dishwasher? - genuine question!

I'm sure you can find pictures on the internet. Just need google and a dirty mind....:D

scottmcgarvey

jonewer wrote: »

Er... If I entered into a tenancy agreement for a place with an appliance and the LL refused to repair it, I would be livid!

I would most certainly move and might just forget that I left the plugs in and the taps running full blast when I left Mr. Slumlords little toy investment.

Agree with the first bit, but think the last part might be pushing it a bit (however tempting! ).

Having let our flat at various times unfurnished, part-furnished and furnished. I always felt it was my responsibility to replace the appliances that were agreed were in the place beforehand, if they just failed through wear and tear. After 14 years, have probably replaced 2 fridge-freezers, 2 cookers, and 1 washing-machine.

The veiled threat about increasing your rent is very unprofessional (even though he can't for a year). How long do you intend to stay? If planning on being there a while, there is nothing to stop him increasing the rent next year - within certain limits. He would be "risking it" though - as too much and he risks pricing himself out of the market - and also losing rent whilst the place is empty.

As mentioned, the lease needs going over with a fine toothcomb for clarity as to whose responsibility it is to maintain things. For example, I got a call one night (as my wife and I went out for our anniversary), to say that their toilet was blocked - I was pretty speechless, as they had obviously never encountered a blocked toilet before (!) The thought of going round and dislodging someone else's **** was pretty mind-numbing, and I don't think my wife would've been to keen on our Anniversary dinner going up in smoke either.. Thankfully, as I wrestled on whether to call Dynorod or similar, I got a call back to say they'd sorted it. Later I read my lease to them, and it was their responsibility anyway! :doh:

Ethically, he should replace it, it is unfair of him to expect you to keep a broken appliance in your place to "satisfy the inventory"! If it is unclear or not stated in the lease - then possibly try and meet half-way?

eyesy

scottmcgarvey wrote: »

Ethically, he should replace it, it is unfair of him to expect you to keep a broken appliance in your place to "satisfy the inventory"! If it is unclear or not stated in the lease - then possibly try and meet half-way?

What could the LL do if I simply got a dishwasher ourselves and just deducted the costs from the rent at the end of the month (and provided the bill as proof)?