To ask about our landlord?

[NowSissyThatWalk]

Hoping someone can help!
Been renting here for 6 months. The property was let unfurnished but came with an integrated dishwasher. This dishwasher came up with an error code and stopped working. We did what we could, but its properly integrated and impossible take out in order to get a proper look at it.

I text the landlord saying we've got an issue with the dishwasher and could he get a plumber out. He replied saying that:

"The house was let unfurnished. The dishwasher was already there and free to use however if there is an issue with it you will need to sort it out"

So DH has taken the skirting boards away from it and tried to do what he could following bloody YouTube but no luck, error code still there. We really can't afford a plumber right now.

To be clear - its not the landlords dishwasher but not ours either, it came with the house.

Can anyone advise??

[PlantPottingPlantPotting]

I very much doubt he’s under any obligation to fix it. If it came on the inventory then yes, but otherwise, he doesn’t have to fix it sorry x

[StatisticalSense]

Sounds like it's something left by a previous tenant and isn't part of the rental agreement. In which case you have the choices of repairing it at your own expense or replacing or dumping it and making do with washing up by hand.

[RedHelenB]

Wash up by hand?

[MadLad]

This is an incredibly tricky area of law and you've stumbled into a minefield - it will depend on the exact wording of your contract.
If you are paying for a house that includes the dishwasher then you are renting that item from the landlord and he is responsible to either fix it, replace it or reduce your rent accordingly.
If you are renting the house unfurnished and the dishwasher was in it then it is your obligation to make sure the dishwasher is repaired.
It's a whole big thing. What is the exact wording of your tenancy agreement regarding the dishwasher?

[STAYTHEFUCKHOME]

Is it listed on the inventory?

[STAYTHEFUCKHOME]

Or on the advert for the property?

[Rebelwithallthecause]

If it’s integrated surly it’s part of the kitchen?
I would expect landlord to fix

If it was freestanding and just left by a previous tenant then I understand him not being interested in help

[LakieLady]

Buy a bottle of Fairy and some Marigolds?

[GrumpyMiddleAgedWoman]

If it's integrated then it's part of the kitchen. Was it included in the advert? If it was, I suspect it's the landlord's job to sort it out.

[Redred2429]

He has no obligation if it wasn't furnished to fix it for you op sorry

[Zaphodsotherhead]

Can you not just leave it until you CAN afford to have it fixed and just wash up in the sink? It's not like it's exactly vital kitchen equipment, is it?

[NowSissyThatWalk]

Thanks all for the replies. It's completely integrated, as in we cant even pull it forward a tiny bit, looks like it was put in by the previous owners before the landlord when the kitchen was fitted.

Yes, we've been washing up for a week with no issues, but obviously if its included in the inventory we are essentially paying for it so would expect it to work.

I've dug out the tenancy agreement that says:

To keep in repair all electrical goods, including washing machines and dishwashers, and any other similar mechanical or electrical appliances belonging to the landlord as are listed in the inventory.

It didn't come with washing machine and tumble dryer, we bought these ourselves so obviously wouldn't expect him to pay for repairs.

I'll dig out the inventory and see if it's in there.

[NowSissyThatWalk]

@MadLad thanks so much for your response. The exact wording is:

To keep in repair and proper working order all mechanical and electrical items including all
washing machines, dishwashers and other similar mechanical or electrical appliances
belonging to the Landlord as are included in the Inventory provided that this Agreement shall
not be construed as requiring the Landlord to carry out any works for which the Tenant is
liable by virtue of his duty to use the Premises and the equipment and effects in a tenant like
manner

[InterestingIris]

RIP it out and chuck it. Save and buy a freestanding one to put in the gap that belongs to you.

I wouldn’t pay to fix an appliance in a rented house.

[Sargass0]

It doesn't fall under the landlord's repairing obligations under s11 of landlord and tenant act so as PP has stated it will depend on any wording in the tenancy agreement as to whether white goods will be maintained by the LL.

However, the LL is no under no obligation to replace/repair or reduce your rent if the contract does not state that this is the case.

There are no implied terms regarding white goods so if the contract is silent on white goods then it is a matter of negotiation only and not enforceable.

[Sargass0]

To keep in repair and proper working order all mechanical and electrical items including all washing machines, dishwashers and other similar mechanical or electrical appliances
belonging to the Landlord as are included in the Inventory provided that this Agreement shall not be construed as requiring the Landlord to carry out any works for which the Tenant is
liable by virtue of his duty to use the Premises and the equipment and effects in a tenant like
manner

Sorry just seen the update as I was posting my response. is this under Landlord's obligations or tenant's obligations as that part is unclear. It does read as though it will be the tenant's responsibility to me though.

[Nsky]

Is there an option to take it out, and fit freestanding

[NowSissyThatWalk]

Sorry @Sargass0 should have been clear - this is under the Landlord responsibilities

[NowSissyThatWalk]

Yes I think we may have to just rip it out and replace if we feel like it.

It won't be an easy job though and we'd probably need to pay for someone to do that anyway as it really is fitted completely into the kitchen side.

[Alanna1]

Call shelter - england.shelter.org.uk/get_help

Don’t ask a bunch of strangers on the internet!

[STAYTHEFUCKHOME]

I would go back to the landlord, pointing out that under the landlords responsibilities it states the above quote.

[MadLad]

If that quote is under the Landlord's obligations in the contract then the Landlord should be repairing it. It says in black and white that the Landlord has an obligation "to keep in repair and working order" the dishwasher. You're paying him to do everything that contract says he should do...

[MrsOfBebbanburg]

Do not chuck out the dishwasher if you’re replacing it. It’s the landlords dishwasher if it came with the house. They’ll expect a dishwasher there when you move out. So tell them either to come and take it away or you should store it somewhere until you move out.

its not the landlords dishwasher but not ours either, it came with the house.

If it’s in the landlords house and was there when you moved in then it’s the landlord’s whether it wasn’t left by a previous tenant or not. The fact that it is integrated suggests it wasn’t a previous tenant’s though. It’s the landlord’s.

[StatisticalSense]

The landlord only has an obligation if he owns the dishwasher. It would be extremely strange for a property to come with a dishwasher but not a washing machine which would suggest that the dishwasher was fitted and left behind by a previous tenant and is therefore not owned by the landlord.

[S0upertrooper]

If you do take it out make sure you keep the door that matches the kitchen units or LL could later say you damaged the kitchen. Also keep a record of all communication with LL and if possible communicate by email.