My landlord is refusing to replace a 22 year old washing machine

oliviaka

Hi All, This is my first post so please let me know if I'm in the wrong place.
I have been living in my rented flat since February my landlord lives below me at the property, our washing machine broke just over a month ago and the landlord is trying to say that we need to buy a new washing machine as she believes we have broken it even though the machine is 22 years old and quite frankly I'm surprised it was still going. I have found this line under 'Landlords Obligations' in our tenancy agreement:
"To keep the gas, water, electricity, space-heating and water-heating installations in good repair and proper working order"
I spoke to an estate agent who said this does include the washing machine.
When I have told my landlord that I am not happy to pay for a new washing machine she came round to my flat to shout and argue with me, I asked her to leave as I wasn't comfortable with the way she was speaking to me, she refused for nearly an hour and just continued to stand in the doorway shouting insults and abuse at me. I have a 6 minute long recording of her doing this and of me clearly distressed asking her to leave. This is not the first time she has come round to shout at me.
I cant really move house at the moment as I cant afford the fees etc that it costs to do so. I just want the washing machine fixed and for her not to turn up to argue with me if there are problems. Does anyone have any advice?

Thanks in Advance!

marliepanda

That list does not appear to be inclusive of a washing machine...

Slithery

I'm not sure if she actually has any obligation to fix it.

Can you not buy one yourself (potentially second hand), and take it with you when you leave (leaving the broken machine).

theartfullodger

Replace landlord with new one at new home

davidmcn

marliepanda wrote: »

That list does not appear to be inclusive of a washing machine...

I would agree. It's not clear from the OP whether that's the landlord's argument.

marliepanda

davidmcn wrote: »

I would agree. It's not clear from the OP whether that's the landlord's argument.

OP either needs to move (I would with a horror like that) or get a new washing machine (and take it with them when they do move)

Unfortunately the landlord is unlikely to be happy with them removing the old one to plumb in the new one, and they cant just bin it.

Definitely a move unless theres a shed/garage...

ACG

I agree with everyone else, this is your responsibility not the landlords.

Both_Feet_on_Terra_Firma

Was the flat marketed as fully furnished if so i would say the landlord was responsible . The above statement does make it look as though the WM is not the landlords responsibility go and see CAB they may be helpful x

itchyfeet123

I think there are two separate issues here.

One is that something belonging to the landlord has broken. It sounds like the landlord is saying you owe her a new washing machine because you broke it. Whether the tenancy agreement says the landlord is responsible for the washing machine is irrelevant to this point; the question is whether you broke something belonging to the landlord. This is the kind of thing the dispute resolution people at the deposit scheme will adjudicate.

The other issue is whether the landlord is required to provide you with a functioning washing machine. Most tenancy agreements aren't detailed enough about what the rent is buying; an inventory isn't really good enough for this purpose. Do you have a screenshot of the Rightmove ad with a washing machine listed? A brochure from the letting agent? Anything to make explicit that you are paying rent for, among other things, the use of a washing machine, as opposed to the landlord having put one in out of the goodness of her heart.

[Deleted User]

Unfortunately as the OP has already explained, she can't just move.

And even more unfortunately, there's not a lot the OP can do to force the LL to replace the washing machine if its not listed in the TA (it isn't the TA seems to refer to pipes etc). Its always a good idea to check who does what with white goods and get this written into the TA. When I moved into my one private rented property, the LL made it clear the Fridge freezer was there but not his responsibility. I was glad of it as didn't (at the time) have one of my own. Washing machine and tumble dryer I did have as I prefer to have one that works well and economically but they are provided in a lot of rentals (but aren't normally a model I'd be happy using). But if they aren't mentioned in the TA, legally, the LL doesn't have to repair them. You could google the problem with it and see if there is a cheap way to repair it (with an old model there may be, filter may just be blocked).

It makes sense for the LL to replace it, as it is so old, but sense and LL's don't always go in the same sentence. I'm afraid the OP may have four choices, use a launderette, buy a washing machine, move or repair the one that's there.

My one private LL was pretty foul at times. I stopped letting him in the property unless I knew there would be a civilised discussion and put the phone down on him when he started ripping off. We communicated more by email, then there is a paper trail.

giraffe69

This is the kind of thing the dispute resolution people at the deposit scheme will adjudicate.

If and when it comes to it it is hard to believe it will be worth anything after 22 years.