To ask a tenant to order his own washing machine?

[PowerUp]

A new tenant moved into my flat 2 months ago. Before she moved in I agreed to provide a new washing machine and oven. John Lewis have attempted to deliver the new oven 4 times all at times dictated by the tenant. She has never been in.

There has been back and forth about the kind of oven she wants/ needs and has now decided on one. WIBU to ask her to pay for it and order it herself (so she deals with the delivery hassle) and just to take the £350 off this month's rent?

The reason is I'm back and forth constantly with John Lewis and the property manager then tenant about new delivery slots and missed slots and I'm sick to death of it!

Dear tenant,

I think we're working under cross purposes!

You requested in x month and I agreed to a replacement oven. Model xyz from John Lewis. In spite of 4 attempts, delivery has failed.

If you still want the oven in view of the above, can I suggest an alternative? you advise me of the make and model you want to buy, I'll authorise up to an £x, and then I'll reimburse you when it's installed.

This way you can deal with the supplier direct concerning delivery. As the john Lewis delivery is clearly not working.

Love and kisses, landlord!

Change property manager. Our new oven, the only thing I knew was, it was needed, ordered, and came off the next income statement, ask around friends for a reco for someone else. You don't pay a fee to deal with this shit.

Agree with Annie, don't take payment for the oven off the rent. Dangerous precedent.

You need to establish your authority as landlord, your tenant is taking the piss. Inform her you'll arrange one more delivery slot for the oven. If she fails to be there a fifth time you will consider her as having broken the tenancy agreement and be giving her notice for the end of what I presume is an initial six months. She must have other means to cook (hob, microwave?) if she's seemingly not bothered about ensuring she's there for delivery.

Maybe it’s time to say to tenant that next time appointment is missed because they aren’t there you will make a charge.

I’m a tenant and Our management company charge £45 for missed appointments (as they tried to last week when the landlords engineer showed up a MONTH early, fortunately it was done by email so charge was reversed)

I’m guessing you are paying the delivery charges too? All costing more money and inconvenience.

So if the managing agent won't go to the property, what exactly are you paying him to manage?

My property manager would take care of this. They'd ask me if I wanted to pick and order and the oven, but they'd be there for the installation. Like you, we pay an estate agent for it to be fully managed - not a national chain, but they have 6 regional offices.

I'd push your PM to oversee the installation.

I ordered a new washing machine for my tenants from JL and then got them to call to arrange the delivery slot. That way I got to choose the make and model and was named on the warranty etc.

If they can’t be arsed to be there then frankly they aren’t very keen. I’d leave it in their court if they won’t do what I suggest. If there is a fee for missed delivery I would be invoicing them or deductingbit from their deposit ( if it was their fault).

Can i just ask and this isn't snarky its a legitimate question, why people think its a dangerous precedent to take it off the rent? Im not sure why it would be...

You'd think she'd want the oven ASAP, wouldn't you? Weird.

Tenants can be odd (and yes for everyone who is a tenant I accept that landlords can be just as odd - it's a people thing!). If the existing oven is functioning and acceptable, I'd just cancel the order now. My last tenants wanted new bedroom carpets and mattresses. I said yes, and asked repeatedly when it would be convenient for me to organise this. They never replied. They've just left, after two years. Never happened (Although the incoming tenants have new mattresses and carpets!).

it's not Cuntrywide is it? They are absolutely shit and useless.

I’d get on the phone to the management company and tell them they’re doing this. What are you paying them for??

@Kitchenbound deductions from the rent by the tenant are a breach of the tenancy agreement. The rent is ring fenced, if you like. Anything else is supposed to be dealt with separately. A tenant who deducts money from the rent for an expense they have incurred instead of being refunded by the LL breaches the tenancy agreement. Breaching the tenancy agreement means the tenant can be evicted.

WIBU to ask her to pay for it and just to take the £350 off this month's rent?

That means she owns it - not you.
Will she pay for it to be serviced and safety checked annually or will you be expected to cover that?
Will she take it with her when she moves?

I think DevilsAvocado's suggestion is best - that way you can ensure it is fitted properly before reimbursing, and you'll have the documentation to show that it is yours via a cheque/ bank transfer with a note saying what it's for.

As a landlord, I wouldn't do this. I would want the white goods to be in my name (if I had agreed to provide white goods as part of the tenancy, of course) so that I own them. If she buys them, you don't really have any proof that you own them and there would be nothing to stop them taking them when they leave. Remember to update your itinerary with the new items including make and model number (and I include photos but I am extremely thorough with this kind of thing).

I also don't understand why you allowed her to dictate exactly what type of oven/washing machine she wanted? I'm sorry but that is not her place. You are buying goods for your property and her needs may not suit the next tenant, or your own preference for brand, type etc. In the long-term scheme of things, it is still your property and for all you know she might only be there for a short time, leave, and then you are lumbered with white goods that you might not have chosen yourself (e.g., a brand that is prone to breakages or being unreliable).

When the oven broke a couple of years ago in my rental property, I chose one that was suitable for my budget etc and paid slightly extra for a Sunday delivery that would be more convenient for the tenant. However, if they said they couldn't be there, I would have gone over myself (I know that is not very convenient in your case).

I really wouldn't start allowing the tenant to choose things, do maintenance and take it out of the rent. This seems too casual an arrangement to me and I would want full control over what was bought, who did the work, why and when etc. At the end of the day, property management company or not, you are the one who is liable for ensuring the property is safe, meets fire regulations etc, not the tenant and you don't know how sensible/knowledgeable they are about this type of thing.

By the way, I know you live a long way from the property but I manage my rental myself - the estate agents are almost always rubbish anyway so it seems like money for nothing. Maybe you could bear that in mind for the future and consider that as a possibility?