Rental home - repairs

theartfullodger

waseem432000 said:

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.

There MUST be an address to contact landlord - quite likely c/o agent...  If not, no rent due (!!!)

Alternatively simply spend £3, takes 5 minutes,  with land registry & get his address.. see...
https://search-property-information.service.gov.uk/

- if it just gives property address he's likely on the fiddle

waseem432000

Grumpy_chap said:

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?

Well, I pay my monthly rent to letting agents, except a name of landlord on the tenancy agreement, I haven’t got any other contact to them. The landlord address and phone number on tenancy are both of the letting agent’s local office. 

The property manager I spoke with, did say that since the washing room has been in use for over 6 years so it will just be more logical to replace the machine but they need the go ahead from landlord. I spoke to them again and they said that they have sent an email to Landlords accountant as well but haven’t heard back. 

GDB2222

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.

I have just replaced a washer dryer that was only 6 years old. A decent make, but machines in rental houses tend to get abused. It’s fairly expensive to get a diagnosis, and as like as not the repairer would rather sell a new motor than take the risk of replacing the brushes. 

propertyrental

Grumpy_chap said:

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

Rent almost certainly going to the agent, so not a problem.

theartfullodger said:

waseem432000 said:

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.

- if it just gives property address he's likely on the fiddle

that's a huge and unjustified assumption without more information.

To get the LL's actual address, write to the agent quoting the Landlord & Tenant Act 1985  S1.

theartfullodger

What evidence for your assertion please about unjustified assumption?

GDB2222

if I can recall correctly, the letting agent has to deduct basic rate tax from the rent before remittance overseas. So, that doesn’t leave much room for fiddling, does it?

propertyrental

theartfullodger said:

What evidence for your assertion please about unjustified assumption?

More relevantly, what evidence for your assertion please that LL 'is likely on the fiddle'? Use of the owner's address in itself is far from being 'evidence'.

Mutton_Geoff

theartfullodger said:

There MUST be an address to contact landlord - quite likely c/o agent...  If not, no rent due (!!!)

Alternatively simply spend £3, takes 5 minutes,  with land registry & get his address.. see...
https://search-property-information.service.gov.uk/

- if it just gives property address he's likely on the fiddle

I'm not sure that's correct. Is there a law that the property owner must put their actual residential address on the title? What if the LL was living in the property then subsequently let it out (all above board), there would be no change to land registry records.

I've (previously) owned several buy to lets that I never lived in and the title always showed my name at that property address when I was living elsewhere the whole time.

waseem432000

update.

property manager finally got hold of the landlord who apparently was travelling abroad and they have given me a go ahead to buy a new washing machine of same brand or any other brand from same price range and adjust the price from next month’s rent. 

531063

propertyrental said:

theartfullodger said:

What evidence for your assertion please about unjustified assumption?

More relevantly, what evidence for your assertion please that LL 'is likely on the fiddle'? Use of the owner's address in itself is far from being 'evidence'.

Ignore Artful he regularly makes accusations like that, all without foundation.