Washing machine not working 4 weeks - rent discount?

[Trills]

Our washing machine (furnished rented house) has not been working since the 20th of August.

Someone was sent round to fix it - they looked at it, said they needed a part, and said they would come back.

I don't know if they did come back or not (agency has keys, all this took place while we were at work) but it's not fixed.

I've been emailing on a weekly basis saying "this is still not fixed, please can you fix it?".

What do you think? Should I say that we don't think we should pay full rent for the month that is has been out of action? And if so what kind of discount should we try to go for?

I know a washing machine is not as vital as, say, hot water or heating in winter, but the house was rented as furnished and the washing machine is listed on the inventory as a thing that should be present and working.

[Trills]

Any thoughts?

Have any of you ever got discounted rent because of something not working, or is it only for super-critical things like no heat in the depths of winter?

[MichaelFinnegansWhiskers]

I've never got a discount, even when the bloody roof was leaking (right over my bed) in November. But I didn't ask, and certainly should have done.

Being without a w/m is a big pita. Must be worth asking, at least - perhaps for a discount equalling the cost of all the laundrette trips? (or as many as you'd have made if doing same number of loads as in a normal month)

[Trills]

That's a good idea, adding it up.

The washing machine is also a dryer so can I claim for what it would have cost to dry as well (even though I actually lugged it home wet and put it on the line)?

I wouldn't mind so much if they had appeared to be doing anything. It took them over a week to reply to my first email, then after the person-who-was-supposed-to-fix-it had been and it was still not fixed it took over two weeks for them to say anything.

[LadyMercy]

Trills, phone up and speak to the managing agent (make sure it is the/a managing agent not just someone who deals with lettings - it isn't necessarily the same person). You're a lot harder to ignore if you are on the end of the phone. If you have time, go and see them face to face. Email is easily ignored. Whatever you do, don't just reduce your rent, that puts you in the wrong (whether or not they were in the wrong first)

[Trills]

Oh we'd definitely discuss it, not just fail to send them the money.

[Trills]

I told them about the fault with the washing machine via email because it's easier to write down all the details and then know that they now have all of the details, rather than phoning them and not being sure if they are actually writing it down or just putting down "washing machine".

[LadyMercy]

That's good - you hear terrible stories of tenants who just stop paying the rent because something hasn't been fixed.

An email is always a good start. It might be that you've been pushed to the bottom of the pile by louder people, so it's time to get more difficult to ignore. I know there are judgey pants, but I think this is a time for stroppy pants.

[LilMissSunshine9]

As a former lettings negotiator trust me when I say do not withold from paying rent without having everything in writing.

You might not like to hear this but a repairman has been sent around so action has been taken to try to fix the problem. You will need to email and call to find out when the part will arrive etc. phone every day. Now if you feel you should be entitled to a discount than you will need t or go to their offices and refuse to leave until you are satisfied.

It is not clear if the landlord is managing the property of whether he has signed up for a management company/ Estate Agent to deal with these issues.

Either way you should put your situation in writing demanding they respond with a timeframe for when it can be fixed and if this deadline is not met you will then look to readdress the financial cost by witholding rent.

I am sure there are template letters about on the internet.