to expect my landlord to repair/replace the washing machine?

[featherbag]

We moved to our current home in August. We pay what is, for the area, a substantial rent but wanted a nice home, with a reasonable landlord, in a nice area, with a garden for our brand new ds. Our washing machine had bitten the dust just as we decided to move. When we viewed this house, we asked the letting agent's representative who was showing us round if the kitchen appliances (washing machine, fridge-freezer and cooker) were included. She said they were, and they were all included in the inventory. The landord carried out a minor repair to the washing machine just after we moved in.

I emailed the landlord yesterday to say the washing machine will need some attention soon as it doesn't spin every time you run a washing cycle - this is very very inconvenient with a new baby! He emailed back saying the washing machine must have been left by a previous tenant and was not his responsibility. I think he's trying it on - AIBU to insist he deal with this?

Our washing machine was left by previous tenants, and it's in the inventory, but if it breaks, it's up to us to repair/replace it.

AFAIA it's fairly standard practice. What does your tenancy agreement say about this sort of thing?

If it is in your inventory, then he has to replace/repair it I think. My inventory for my rented place, states that there is a washing machine, which may not work. When it broke (within a week) it meant landlady didn't have to do anything, as inventory states it might not work.

I'd ask the Letting Agents...they'll have the answer I'm sure.

Yanbu, I'd contact the landlord again and sweetly state that it's on your inventory, so he might need to check with the agent. Pretty sure the fact it's on the inventory makes it his problem so if he's straight up the agent has screwed up

I could just about accept it being on the inventory and not his problem, but we specifically asked if the appliances were included in the rental agreement before agreeing to take the house. I'm on ML, we have a 4 week old premature baby (not even due to be born for another 4 weeks!), and we just can't afford to buy a washing machine!

They were included in your rental agreement. You have been paying rent and using the machine that was left by the previous tennants because they just chose to leave it there and so did the ll. But that doesn't mean he is responsible for it when it breaks.

we have had to replace the washing machine and fridge freezer here (rented ) as though there was one in the house when we moved in the landlord is only responsible for repairs to things like the heating boiler, water supply, electrics etc, my stepson broke the shower connection and ive got to get that fixed as we broke it

Any appliances included in your rental agreement must be maintained or replaced by your landlord.

If it's on the inventory it's his responsibility. I've rented loads of flats and only once has something been pointed out as on the inventory but left by tenants. If it works great but if it breaks bin.

Contact the letting agent but I assume they just did the introduction and the landlord is managing the property himself?

TBH in that situation, and I've been it, I explained that this was a major inconvenience for me and that unless the machine was fixed in 14 days I would be withholding a proportion of the rent. Also that expenses incurred by me due to service washes being done at the local laundrette, collected and delivered would be deducted and receipts provided.

It got fixed but I'm sure the landlord was a bit po faced about it. I wasn't planning to renew my tenancy though.

AFAIK if it's named on the inventory, it's the landlords responsibility to repair it.

I'm a landlord and in a standard AST agreement, if there's a washing machine at the property then the landlord is responsible for repair or replacement if it breaks as long as it wasn't stated as broken on the inventory. Go back to the agent and insist. Good luck.

I'm a landlord and I make any repairs/replacements to all the electrical appliances that I supplied in the house and were on the inventory. As you say it was on the inventory then I would assume that unless stated otherwise that the ll should have to repair or replace.

Hope that they get it sorted for you soon.

Thanks all, the property is managed by an agent, but we tend to contact the LL directly about repairs at his request as the agent is pretty useless at all forms of communication. I'm going to feed LO then go to bed (need to grab every second of available sleep!), but tomorrow will examine the tenancy agreement carefully and start harrassing the agent. Don't want to push too hard as we really don't want him to terminate the tenancy after the initial 6 months (we've spent a lot of time and money turning the place into our family home - sorting/planting garden, decorated entire house, all with permission and at our expense), but I honestly don't know what we'll do if the machine goes altogether and he won't fix or replace it!

We just got a new washing machine which my parents bought for us - you can have our old one if you can pick it up (obv don't know where you are) but I think it's on its last legs - maybe six months more use out of it?

If it is definitely on the inventory then he is responsible. Check the letting agents didn't screw up.

Of course he's responsible if it's on the inventory - he's being cheeky.

I think it's best to write him a letter or an email stating that it is broken, that it is on the inventory and therefore his responsibility, and I would suggest a reasonable timeframe for it to be fixed.

If the lettings agent screwed up and put it on the inventory by mistake, this is their problem, not yours.

Do check the wording of your agreement carefully. I once rented a flat which came with various white goods, while they lasted but their maintenance was not included in the contract. The washing machine broke early on, I used a launderette.

My experience of letting agents is that they act only as messengers, they can't enforce a contract but should be familiar with the usual wording. It's possible they messed up in this instance but the landlord should have checked the contract and inventory too before signing.

If you have no luck ,you could always try putting a heartfelt plea on freecycle for one .

Not really entirely relevant to the thread, but if money is tight, I would advise you to stop doing things to the house. You would be better off saving the money you're spending on doing up the garden etc and keeping it for emergencies. I understand that you want to live in a nice place but you do not have any guarantee that you will have your lease renewed - the ll could sell this house out from under you at any time. Why spend your money making someone else's house more saleable?

Fair enough to decorate to your taste, but even then I'd keep it simple and cheap. If you want to buy plants etc, then buy pots that you can take with you. As it is, you are investing in someone else's profits.

Oh yes, you can get cheap-er white goods form charity electrical shops (not that cheap but maybe

Cathy thanks so much for the offer, machine seems to be behaving itself for now though! Have checked the tenancy agreement and double-checked the inventory, it's definitely the ll's responsibility, I've left a message for the la to ring me and will be telling them to sort it.