Does a landlord have to repair or replace a faulty cooker?

SavingPennies_2

Slithery said:

SavingPennies_2 said:
Since it was there when you moved in I would be expecting and insisting they replace it.

You can insist all you want, it doesn't legally make the LL liable.

Maybe not but no harm in asking. All the properties I've rented came with the expectation that items like the oven are repaired by the LL assuming its due to them being faulty or its age/wear and tear. After all that is part what the rent covers.

macman

There's no question that it's the LL's responsibility. The problem is that they are unwilling to carry out their contractual obligations,or pay someone else to manage it properly, as you've allowed them to do so in the past and so appear a soft touch.
Their suggestion is frankly absurd: what happens if your next property already has a cooker installed?
PS: your tenancy never 'runs out', it continues (after the expiry of the fixed term) on a rolling basis until such time as one party gives notice.
Does not your inventory list major items such as white goods, including a cooker?

Trouserdeagle

macman said:

There's no question that it's the LL's responsibility. The problem is that they are unwilling to carry out their contractual obligations,or pay someone else to manage it properly, as you've allowed them to do so in the past and so appear a soft touch.
Their suggestion is frankly absurd: what happens if your next property already has a cooker installed?
PS: your tenancy never 'runs out', it continues (after the expiry of the fixed term) on a rolling basis until such time as one party gives notice.
Does not your inventory list major items such as white goods, including a cooker?

Yeah I'll be ringing her again tomorrow to discuss. I don't really mind fixing it again myself as it's a lot quicker than waiting for them to sort it.

I've looked at my TA again just now and while there are several references to the inventory, there's no actual list.

macman

Yet another incompetent 'accidental' LL, by the sound of it. 
However, lack of an inventory is a major plus point when you come to vacate the property, as nothing can be challenged in terms of condition.

Trouserdeagle

macman said:

Yet another incompetent 'accidental' LL, by the sound of it. 
However, lack of an inventory is a major plus point when you come to vacate the property, as nothing can be challenged in terms of condition.

Yeah that thought had crossed my mind. I'm going to visit the original letting agent tomorrow and see if an inventory was ever produced, but I certainly don't remember seeing or signing one.

Grumpy_chap

Trouserdeagle said:

Actually no, 2 of the 3 times I paid for the element and fitted it myself to save time and money. The other time I paid for the element and the landlord paid for the electrician. Don't ask me why I did it this way. They're old people and I wanted to save them some money too.

You sound like you are far too nice to your LL.  

As far as I am concerned, the cooker and any other white goods at the property when you took on the letting belong to the LL and the LL needs to keep them in functional order.

As a LL myself, I never bother repairing white goods.  If they go wrong (and verify fault) then I simply order a new replacement item - that is less inconvenience to the tenant and I want them to be happy at the property.

SavingPennies_2

Trouserdeagle said:

macman said:

There's no question that it's the LL's responsibility. The problem is that they are unwilling to carry out their contractual obligations,or pay someone else to manage it properly, as you've allowed them to do so in the past and so appear a soft touch.
Their suggestion is frankly absurd: what happens if your next property already has a cooker installed?
PS: your tenancy never 'runs out', it continues (after the expiry of the fixed term) on a rolling basis until such time as one party gives notice.
Does not your inventory list major items such as white goods, including a cooker?

Yeah I'll be ringing her again tomorrow to discuss. I don't really mind fixing it again myself as it's a lot quicker than waiting for them to sort it.

I've looked at my TA again just now and while there are several references to the inventory, there's no actual list.

There should have been a full inventory usually these include photos of everything at the time of moving in, which depict exactly what is there and what the condition is, this is signed off by you at the start and the agent / LL at the end of tenancy. Unfortunately too many LL are too interested in taking money and washing hands of responsibilities once you move in. Unless you plan to live there long term I wouldn't even consider buying a new oven until you have at least spoken to them about it again. No idea about the "legalities" I'm not a LL, but certainly this has always been my expectation as a tenant.

Ms_Chocaholic

Is the element that has been replaced a genuine part? If not, from my experience these don't last very long at all.  If it's just the element that's gone again then get the landlord to replace (but with a genuine part this time as it'll last so much longer).

Trouserdeagle

Ms_Chocaholic said:

Is the element that has been replaced a genuine part? If not, from my experience these don't last very long at all.  If it's just the element that's gone again then get the landlord to replace (but with a genuine part this time as it'll last so much longer).

Labelled as genuine parts but I guess that doesn't mean much. I'm going to visit an appliance store tomorrow to see if I can get one from them, otherwise I found a genuine parts supplier online I can order from. 

theartfullodger

Any decent landlord would fix it or replace it.