To ask for advice - letting agent issue!

[Hulahoopqueen]

We moved into rented property in September. All good since then. All contact through letting agent, no sign of landlord whatsoever (not an issue from our side, just background).

Our washing machine, which was included in the property (built into a kitchen cupboard) has packed up - this was Friday night. Partner opened it when he thought it had finished running; all the lights were flashing madly and it was half full of water. Partner, being a bit dippy, opened it, obviously water spilt everywhere. All fine, we mopped it up. Partner checked all other appliances - no issues with clocks flashing on oven etc so not a power issue for the whole house. He set it off again, thinking it was a one-off. It happened again, but this time the machine has locked up, 3/4 full of water, and all our dark clothes.
I got home, tried to run a drain-only cycle - no doing.
Partner called the letting agent (LA) first thing Saturday, and they said they’d contact him after they’d spoken to the landlord. About 4 hours went by and he didn’t hear anything (I was working all Saturday), so, frustrated that we hadn’t had any news, I sent over an email letting them know what was going on, and telling them we need a resolution (have a child, we need to be able to use the machine we’re paying for, etc).
I then rang the property department directly (LA had replied to the email and gave me their direct phone number) and they said they’d give the landlord a call and see what he wanted to do. LA rang me back, said landlord didn’t want to call out an emergency plumber, apparently the washing machine is within warranty, so he wants to call the manufacturer. LA apologetically said that this meant it was out of her hands.
I enquired (as calmly as possible, thinking of our stagnating clothes) whether there would be a reduction in our rent this month given that we can’t use the machine that is an appliance which our rent takes into account, and that as our other clothes will need washing soon, whether the agency will be covering the laundromat charges we’ll end up using (no local family we can ask). LA got a bit flustered and said she’d ask her manager and would call me back first thing Monday. Landlord apparently has no idea where the guarantee documents actually are, so even if LA calls us back Monday, god knows when the thing will actually be fixed!!

Here (at last, thanks if you got this far!!) is my AIBU:

AIBU to ask if anyone can advise where, legally, I stand on this? I’ve read through the contract and it doesn’t mention this specifically. Are we required to pay the full rent if we’re not getting the use of the appliances which are included as a part of it? Rent would obviously be lower if white goods are not included. If our clothes are mouldy and no good after however long in the washer, will we be able to claim on any replacements?

Any advice welcome!

I don’t know where you stand legally but for now I would consider looking up the model and see if there are instructions for draining it and checking the filter which can get clogged sometimes. Our old machine did this , we used deep baking trays and had lots of towels to mop up , there was a little hose behind a panel at the bottom of the front of machine and then a filter that unscrewed once drained.

I've had this exact problem, there isn't much you can do except wait for it to be repaired. Washing machine break downs are not considered emergency repairs so all the LL has to do is make reasonable effort to get it fixed; it took just under two weeks on the first occasion. Complete nightmare as I have 3 DC. I was told I wasn't entitled to compensation although didn't pursue it. I was advised by my friend (solicitor) that I couldn't withhold the rent although if the wait was excessive, she said to inform LL I would pay to get it fixed if not sorted by a certain date and then send LL the invoice. The washing machine broke again recently but I offered to buy my own instead of them paying to get it fixed (out of warrantee) LL was very happy with my offer and I got one installed the next day. I hope it gets sorted out quickly for you.

You need to allow the landlord time to get this sorted. This only happened on Friday, so being a weekend everything gets held up.

You say you managed to open the machine, then you can take the clothes out, so they won't go mouldy/ smelly. You will need to use a laundromat for a few days.

I don't think that a washing machine is classed as essential/ emergency repairs, so could take some time. Very frustrating and annoying, but I think you will have to live with it for now. I have had to wait days to get my boiler sorted in the middle of winter when they couldn't get a part for it.

You can ask about a rent reduction, but I doubt that you will get it. Don't with hold any rent otherwise they can serve notice.

You are totally unreasonable expecting a resolution within hours of the issue. If you owned the machine, it is likely you'd have to wait a few days for a new delivery or someone to come and repair it.

Not having a washing machine for a few days is far from the end of the world, you go to family or friends. You should be able to drain the washing machine and although not ideal, your clothes won't be ruined in just a few days. You even admit that it is your husband's fault for having tried again rather than taking the clothes out for the first time and then trying again without clothes on.

To be frank, it's tenants like you with totally unreasonable expectations that drive landlords to become inflexible.

Can’t you get a repair person in and send the invoice to the letting agent?

You might be able to drain the water out manually and that might let the door unlock. My machine has a panel on the front bottom, take this off and there's a plug that you can take out - messy operation, but you can do that and check the filter. At the very least you'll get the water out of the way!

To be honest I think your expectations here are ridiculous. Washing machines break, the landlord has a warranty on it and he’ll arrange them to come out. They may have to order a part so you’ll have to wait for that. That does not entitle you to reduce your rent. Find a local launderette for your washing or do you have friends or relatives nearby?
My washer was out of commission for almost 2 weeks waiting for it to be repaired. I have 2 kids - we survived.
If you want control over this like a pp said offer to buy your own then if it breaks it’s up to you to fix it.
And if your clothes are mouldy wash them again with the dettol laundry cleanser and they’ll probably be fine.

Is this the 1st time you have rented? You need to be reasonable, this is the start of your rental you don’t want to wind the landlord up early doors with your demands.
Things break, that happens. Not ideal but just take things to a laundromat.
You may find that white goods are not even included in the rent. We rent and if our white goods break then the landlord does not have to replace - we bought the washing machine and fridge replacements ourselves.

YABtotallyU. As the other posters have pointed out you appear to have given your landlord less than 48 hours over the weekend to carry out a non essential repair and now you are whinging about reduced rent. Talk about taking the piss. If i were the landlord and you responded like this I would be seriously thinking about giving you notice ASAP as you sound like a complete PITA

You should be able to look up model and find out how to drain it to release the door. If not and clothes go mouldy, do you not have contents insurance? Just one of those things OP, lucky you have a washing machine in a rental, 20 years of renting I never had one, always had to have my own.

You're taking the piss.

The rent is not related to the use of the washing machine.

If you owned the property it would be no different! He is entitled to use the warranty.

I'm a home owner and my dishwasher just packed up. I have to wait to!

Just give him a reasonable amount of time to get it fixed, then if he takes the piss you have a point. You reported it on Friday, it's now Sunday.

Enjoy your day at the laundromat.

What type of machine is it does it have a little door on the bottom if yes you can open it - inside should be a little rubber hose with a plug on end and a plastic door release you can pull. Stick rubber hose in a large bucket and remove end to drain off water then pull the door release and you can at least retrieve the clothe to hand wrong or wash elsewhere. Once drained might be worth unscrewing filter and checking something is not caught in there again have a bucket at hand.

If you owned your own home would you have been able to get your washing machine repaired within 4 hours of it breaking down, on a Friday night?!

You need to reassess your reasonable expectations here.

Google your washing machine brand and number and a Youtube video will come up showing you how to drain/empty a locked machine, you'd be amazed at how many plumbers upload these. And find a laundrette! Good luck.

A washing machine is not a job for an emergency plumber, give the landlord time. I would think a week is a reasonable amount of time for a washing machine repair tbh.

Just find a laundrette, it’s what any homeowner would have to do.

You sounds like nightmare tenants. This happened on Friday and you’re already wanting a reduction in rent?

What about if you owned the house. Do you have the time and the budget to replace your washing machine within 48 hours?

It doesn't really matter what the law says in this case. You've only lived there since Sept, you haven't built up any goodwill with the landlord. Try to drain it yourself and wait it out. As pp said give yourself a deadline and then tell them you will get someone out to do it and invoice the LL if it isn't done by then (but wait a bit before doing that).

There's no denying it's a massive pain in the arse for you but you won't be doing yourself any favours by going in both barrels at this stage.

Wow, you seriously yabu. Machine just broken you need to give landlord time and of course you cant reduce the rent. Ive rented for over ten years in differently places till we just bought. Take it first time youve rented. Machines break even ones you owe.

As previous PP have said you should be able to manually drain it and then open the door. Google the instructions for your model.

Dont be surprised if ll gives you notice if you carry on as you do.

You are being massively unreasonable! The machine is still in warranty, if the landlord let's a plumber look it at, it will invalidate the warranty and if the machine then needs replacing they wont be covered. A washing machine is not something that requires urgent repair, if this was your own washing machine you, like the rest of us, would have to use a laundrette or friends machine whilst you waited for the manufacturer to come out, so why should it be any different for people who rent?! I live in a rented house at the moment and wouldn't dream of behaving as you are! You'll be lucky if your landlord renews your tenancy at the 6 month stage if you threaten to withhold rent, which by the way is not permissible no matter what repairs are needed!

@lemonsandlimes123 Whilst I agree totally with your sentiment, you cannot just serve notice mid tenancy because a tenant has pissed you off. Tenants have rights

YBU - I would say up to a week is a fair length of time to wait for a resolution, with no rent reduction.

As a Landlord, you have to have a genuine reason for serving notice. Such as rent arrears, intention to sell the property, anti-social behaviour or breach of tenancy