Cooker has broken - how long is reasonable to wait for landlord to get it repaired/ replaced?

[VioletCharlotte]

Hi, I'm hoping there are some landlords out there or people with experience of property rentals that might be able to give me some advice.

I'm privately renting. The main oven has stopped working (making a loud noise and not heating up). Reported to landlord a week ago. In the meantime I've been managing with the top oven (which is tiny and not very effective) and the job. But don't have a problem with this for a week or so.

I emailed my landlord for an update today and his response was "I will get round to the cooker when I have the funds to do it".

I've gone back to him to ask for an approx timescale but as yet no response. Does anyone know what the expectancy of a landlord is in getting repairs done?

As a private renter I’d expect this to be looked at and replaced or fixed within two weeks.

As about 1-2 weeks. They can't magic money out of no where to replace it.

I understand they can't magic money out of nowhere, but surely if you're a landlord you should have a contingent fund for these sort of things? Two weeks sounds reasonable to me and I'd be happy with that. I wouldn't really mind if it was a bit longer as long as he specified when. It was the 'I'll get to it when I have the funds' that bothered me as that's so open ended.

@stilltryingstillfailing I can make do with the hob/ microwave/ grill for a little while, but obviously not ideal long term.

What does your contract say about the repairs the landlord must do? I would dig it out and have a look.
Getting into a stand-off isn't a great idea but gently reminding him of his obligations and explaining the hardship it is causing you would be an appropriate first step.

surely his insurance covers this sort of thing? if he isn’t making enough money to see to these sorts of issues then he shouldnt be a landlord. why rent out if it isnt going to make you a profit

As a landlord I would replace within 2 weeks or attempt repair within a week (and yes I have done this). Any decent landlord will have insurance and contingency funds for exactly this reason.

Thanks everyone. I'll leave it another week then I think. In the meantime I'll dig out my contract and find out what it says. Thanks for the advice.

im a landlord. not having enough money is no excuse. there are no timescales set ( life doesnt work like that) but not even starting?

look into what a repair or replace ment would cost and offer (you cannot force) to get it done and deduct from rent. if agreed get it in writing.
how are the legals? sounds like you have a really bad landlord.

He hasn't even had someone out to look at it? That's pathetic.

Tell him you'll take it out of the next month's rent money and get it replaced/repaired yourself.

Unacceptable.

One letting agency suggested the rule of thumb is the time you would take to replace/repair an appliance in your own home. In London it is not possible to magic repair people/plumber etc within the hour but I would always aim to start things rolling within the day, and keep the tenant informed, if necessary providing an alternative (like plug in heaters when a boiler goes.) A landlord should have suffient funds to pay for emergency maintenance.

Your actions depend on how much you mind falling out with him.

If you dont want to have a row, I might go back and suggest you use next months rent (if you have it) to repair/replace the oven. Ask if he has preferred people he would like to use and whether he simply wants to replace. If he does not and wants someone to look at it phone the origional letting agency and ask if they can recommend. (Letting agencies who also manage properties often have a good address book.) If replace, send him a few links from AO or John Lewis, choosing the installation and remove option and ask which he would prefer. (Note oven installation by the delivery team depends on the electrics being suitable. Ovens tend to last ages, so this may not be the case.)

Then a clear confirmation by email of how much you have deducted and send him a copy of the reciept.

You are doing his job, but at least you get the work done. If he refuses then say you would need a rent reduction until he fixes it to cover your increased costs.

Violet as PPs have said, it’s unacceptable that your LL hasn’t even started the process of booking someone in to see if it can be repaired. I have a rental property and we replaced the oven just before Christmas last year. We didn’t bother getting someone in to see if it could be repaired first as we were concerned that if it couldn’t be fixed our tentants may have ended up without an oven for Christmas. It cost us £350 for a very good Bosch oven (same one as we have at home so we know it’s good!).

I take the point about not being able to conjure money up where none exists but I honestly believe if you can’t have a contingency pot for necessary repairs - or at the very least, the means to borrow those funds if needed -you shouldn’t be a landlord. Totally unfair on the tenant - it’s their home. Maybe some extraordinary set of circumstances has suddenly rendered your LL temporarily without funds but his unapologetic tone would suggest this isn’t the case. I’m sorry you have such an unsympathetic and unprofessional LL OP. Can only echo the advice of others to check your tenancy agreement. I assume you don’t rent via a letting agency?

I’m a landlord (awaits MN pitchforks) and that’s unacceptable. I recently had to replace the dishwasher in our rental and it took 10 days. That was from knowing about it, and arranging for delivery, fitting and removal of the old one. It would have been done in a week but we needed to find a date that suited the tenant.

It wouldn’t have been any faster in my own home (actually I recently had to replace my own dishwasher that was still under warranty, and that took substantially longer)

When ds's oven broke down landlord sent someone to repair it the following day. When it wasn't able to be repaired he arranged for a replacement to be fitted in two days. When the replacement turned out to be faulty, he arranged the second replacement to be fitted the next day and apologised for the delay. I think a week for a repair is long enough to wait tbh

Thanks everyone, good to get the views of landlords too. My landlord lives abroad which I think is part of the issue. He rents out a few properties, they're his retirement fund I think, so he's pretty detached from them. He seems like a nice guy and is pretty relaxed about things like me having my dog live here, letting me decorate, etc. He's just slow when it comes to repairs! I'll give him another week as not desperate as the moment, but will speak to the rental agent and find out what his obligations are so I can remind him of it's not sorted by next week.

you still have a cooker and oven that works, so 2 weeks is reasonable.

"I will get round to the cooker when I have the funds to do it".

Your ll is being unreasonable. His lack of funds is not your problem!

1-2 weeks is reasonable, but 1 would be better than 2. At least you still have a hob...

he isn't going to do anything unless forced - how would you know when he has 'funds'?

don't give him any more time. Write that letter.

I am a LL and would get an oven repair or replacement within 24-48 hours. I had a family with broken oven once and they waited for 48 hours for workman but when he arrived he could not get part for another day so I left them money for takeaway. If it was an old oven I would get it replaced as replacements can be written off against my tax bill. You can report to council if LL does not get this repaired quickly. You could also be entitled to a reduction in rent, check your rental agreement.

Wow his response is crap! It doesn't sound like he has any intention of sorting it soon

I agree with previous posters - a landlord needs to have a contingency fund to deal with household emergencies, the same as house owners do. A broken appliance should be dealt with as quickly as you'd deal with it in your own home - so for an oven, I'd expect him to be calling around to find someone within 24 hours and them to come round within a week at the most.

Unprofessional landlords are the worst (I should know, I've suffered a few.)

I wonder how he'd respond to "I will pay the rent when I have funds to do it"

No I don't.