Rental home - repairs

_Penny_Dreadful

waseem432000 said:

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. 

Glad it eventually got sorted. I don’t often feel sorry for letting agents but in this case they were between a rock and a hard place. The letting agent has a contract with the landlord, not you, and can’t go spending money on the landlord’s behalf without the landlord’s authorisation even when they can clearly see something needs to be fixed. If the landlord is going to disappear from the grid on a regular basis he should pre-authorise the letting agent with a larger budget. 

RAS

waseem432000 said:

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. 

Make sure that is in writing. If you haven't had it as an email, send on to the LA immediately, repeating the conversation and advising that if you hear nothing in 48 hours, you will buy a new washing machine. Then send details of what you bought, scan of the receipt etc before deducting the money from the rent.

Grumpy_chap

RAS said:

waseem432000 said:

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. 

Make sure that is in writing. If you haven't had it as an email, send on to the LA immediately, repeating the conversation and advising that if you hear nothing in 48 hours, you will buy a new washing machine. Then send details of what you bought, scan of the receipt etc before deducting the money from the rent.

+1 to this.
Except, I would add, when sending the e-mail, add the details and price of the washing machine you propose to buy.
If you just say "washing machine" and the LA / LL think £200 (https://www.currys.co.uk/products/logik-l712wm23-7-kg-1200-spin-washing-machine-white-10249025.html) but you think £2.5k (https://www.currys.co.uk/products/miele-wwr-860-wifienabled-9-kg-1600-spin-washing-machine-white-10198988.html) that would be a mismatch to have corrected before the event.

_Penny_Dreadful said:

Glad it eventually got sorted. I don’t often feel sorry for letting agents but in this case they were between a rock and a hard place. The letting agent has a contract with the landlord, not you, and can’t go spending money on the landlord’s behalf without the landlord’s authorisation even when they can clearly see something needs to be fixed. If the landlord is going to disappear from the grid on a regular basis he should pre-authorise the letting agent with a larger budget. 

Some LA's are not very good at taking that type of authorisation and acting on it.  I know, as a LL, it is frustrating to be asked about small expenses.  We try to say anything up to 1 month rent, please just sort and don't bother us.  The LA still asks for thing that are far below this.  

waseem432000

Thanks.

i have just sent them an email with conversation we had on the phone and letting agent mentioned that LL has given a go ahead to spend 300-350 including removal of old one so it will probably be the same budget brand I had before which is perfectly fine for me. 

Thanks for all the great suggestions 

MultiFuelBurner

waseem432000 said:

Thanks.

i have just sent them an email with conversation we had on the phone and letting agent mentioned that LL has given a go ahead to spend 300-350 including removal of old one so it will probably be the same budget brand I had before which is perfectly fine for me. 

Thanks for all the great suggestions 

Make sure you get the most suitable and efficient washing machine in the budget range and some suppliers offer free removal of old machine.

waseem432000

update. 

I ordered a washing machine from John Lewis before Christmas and also paid for installation and recycling but when they finally delivered it yesterday and tried to remove the old machine, the guys doing it said that the table top was also moving a lot when they tried dragging the old machine plus there is either damp or a water leak in the pipes which may get worse so they decided not to install it and took the machine away and told me to get a plumber to look at the pipe work plus someone to look at table top. 

Back to phone to property management team for me. almost a month without the washing machine