Rental home - repairs

waseem432000

Hi everyone,

I know this is probably a subjective question but would greatly appreciate the comments to determine my next course of action.

i have been renting a flat from last 4 years and have recently renewed tenancy for another 2 years. This property is managed by a letting agency so I basically never had any contact with the actual landlord. 

Every time I report any maintenance on their portal, it usually takes them a good few days to respond back and that usually takes me calling them to speak to someone to even get the process started so they aren’t the most efficient bunch.

I reported an issue for the broken washing machine at start of the last week, and chased them whole of last week where they said that they are trying to get in touch with the landlord to get their authorisation and that has gone on for all this week as well where they claim they still can’t get in touch with the landlord and unless landlord gives them a go ahead, they can’t book someone to take a look or replace it. 

I have discussed about the idea of me replacing the washing machine with the same brand and then charging them the cost of new machine and old machine’s removal in the next rent but they said that they can’t justify that this isn’t anything which requires urgent action (I believe it does especially with my 2 young kids) but should I give them another few days or just go ahead and replace the machine myself? 

user1977

What's wrong with the washing machine? Replacing it may be excessive no matter who does it.

propertyrental

Statute  law does not require the LL to repair /replace the washing machine (Landlord & Tenant Act 1985 S11 ), though contract law might. What does nyour tenancy agreement/inventory say?

You can always ask (in writing) for the LL's actual address (Landlord & Tenant Act 1985 (S1 ) which the agent must provide.

If you choose to replace it yourself and deduct the cost from the remt be very careful. Follow the Shelter process exactly or you'll be in rent arrears:

https://england.shelter.org.uk/housing_advice/repairs/what_to_do_if_your_private_landlord_wont_do_repairs

waseem432000

user1977 said:

What's wrong with the washing machine? Replacing it may be excessive no matter who does it.

Seems it’s broken. power on is fine but the drum doesn’t move. Was making quite a bit of excessive noise in past few weeks and when I reported that with the property management, their response was “May be it’s just run its course and when it stops, let us know”. 

waseem432000

propertyrental said:

Statute  law does not require the LL to repair /replace the washing machine, though contractn law might. What does nyour tenancy agreement/inventory say?

You can always ask (in writing) for the LL's actual address (Landlord & Tenant Act 1985 (S1 ) which the agent must provide.

Tenancy does say that land lord is responsible for repairs of all white good provided and I don’t think they have any issues with not doing it. It’s just that they want to have confirmation from land lord before they action anything. My concern is that if land lord is out of country(I think UK may not be their main home as property agent mentioned that they have tried both UK and foreign numbers and email) plus on my tenancy, the land lord address is actually the same address as letting agency. 

user1977

waseem432000 said:

user1977 said:

What's wrong with the washing machine? Replacing it may be excessive no matter who does it.

Seems it’s broken. power on is fine but the drum doesn’t move. Was making quite a bit of excessive noise in past few weeks 

Ok, but that could be something simple like the motor brushes worn out, which is replacing spare parts costing a few quid. You can't bill the landlord for a new machine just because you can't be bothered working out what's actually wrong with the current one.

AlexMac

Any decent landlord would simply replace the washer so I wouldn’t start trying to diagnose the need for repairs or replacement. 

Keep on their case; harass the Agent. Doesn’t matter where the owner is; I got a call from my tenant once while on holiday in Italy saying the boiler was bust (I self managed the letting) .  I commissioned a repair by phone the same day. 

Good luck 

theartfullodger

propertyrental said:

Statute  law does not require the LL to repair /replace the washing machine (Landlord & Tenant Act 1985 S11 ), though contract law might. What does nyour tenancy agreement/inventory say?

You can always ask (in writing) for the LL's actual address (Landlord & Tenant Act 1985 (S1 ) which the agent must provide.

If you choose to replace it yourself and deduct the cost from the remt be very careful. Follow the Shelter process exactly or you'll be in rent arrears:

https://england.shelter.org.uk/housing_advice/repairs/what_to_do_if_your_private_landlord_wont_do_repairs

Maybe: Which country?  NI and Scotland have very different laws, Wales somewhat .

Shelter (the relevant one to the country) have excellent draft letters to report repair issues to LANDLORD.  Yes appreciate you deal with agent but your contract is with landlord.  Plus what to do if not sorted on website 

Send any communication to both landlord and agent, keep copy.

Artful: Landlord since 2000

waseem432000

user1977 said:

waseem432000 said:

user1977 said:

What's wrong with the washing machine? Replacing it may be excessive no matter who does it.

Seems it’s broken. power on is fine but the drum doesn’t move. Was making quite a bit of excessive noise in past few weeks 

Ok, but that could be something simple like the motor brushes worn out, which is replacing spare parts costing a few quid. You can't bill the landlord for a new machine just because you can't be bothered working out what's actually wrong with the current one.

That would still require me to get someone to take a look (no DIY skills) and repair it. Not too fussy with having a new one as long as I have a functional one that I can use. My biggest concern is that property management company doesn’t consider this as urgent need. 

waseem432000

theartfullodger said:

propertyrental said:

Statute  law does not require the LL to repair /replace the washing machine (Landlord & Tenant Act 1985 S11 ), though contract law might. What does nyour tenancy agreement/inventory say?

You can always ask (in writing) for the LL's actual address (Landlord & Tenant Act 1985 (S1 ) which the agent must provide.

If you choose to replace it yourself and deduct the cost from the remt be very careful. Follow the Shelter process exactly or you'll be in rent arrears:

https://england.shelter.org.uk/housing_advice/repairs/what_to_do_if_your_private_landlord_wont_do_repairs

Maybe: Which country?  NI and Scotland have very different laws, Wales somewhat .

Shelter (the relevant one to the country) have excellent draft letters to report repair issues to LANDLORD.  Yes appreciate you deal with agent but your contract is with landlord.  Plus what to do if not sorted on website 

Send any communication to both landlord and agent, keep copy.

Artful: Landlord since 2000

England. I don’t have the address of landlord (the address on tenancy is of the letting agent themselves). Will ring them again tomorrow and see if they have made any progress.

Grumpy_chap

A good LL should simply change the machine out, assuming it had done a few years of service.
It is likely a false economy getting involved in a repair.  Repair personnel are hard to find.

If the LL has a tendency to be uncontactable, then they should be giving the LA authority to act and make decisions on their behalf.

As an aside, there are rules affecting the payment if the LL is non-resident in UK - is this being managed by the LA?