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!

daddy at the initial rental agreement period end date the landlord can choose not to renew, which for the OP will likely be in March.

Daddystilllost - That's why I said give notice ASAP ie at the end of the year or earlier if there is a 6 month break clause, presuming the contract is a standard AST. So if there is a 6 month break clause the landlord could give 2 months notice at the end of December. No reason needed

Similar happened to me with my washing machine. In the end it took 6 weeks to get it replaced. But legally all you can do is complain when it isn't remedied in a reasonable period of time. 48 hours is nowhere near unreasonable! Surely you have enough clothes etc to last a matter of days without needing to go to a launderette?!

Yes I know all that, I've been renting properties for 19 years now. I was responding to what I read which implied that he would be able serve notice off the back of OP's behaviour in this situation

AFAIK you can't legally withhold rent in this situation. The central heating control on our boiler broke sometime in the summer, & we didn't notice until 8 weeks ago... not only is the broken part still not fixed, but it's got worse & we've had several days with no hot water either.

Renting is crap in the UK. But it's ok because the government has to look after the landlords, & prevent them from suffering under the heavy burden of owning multiple properties, poor things.

Brilliant - Utterly unreasonable tenant with ludicrous expectations but that doesn't stop the mumsnet landlord bashers turning up like a bad penny!

YABVU. Give them chance! It's only Sunday!
Also you're rent wouldn't be reduced if there was no white goods in the house. Of course you are required to pay your full rent!! Where have you got that idea from?! You're renting the property not the goods inside it. You're not entitled to any reduction in rent and I'm stunned that within 24 hours of the washing machine breaking you've asked for one!

LL is only obligated to repair/replace white goods if it specifically states that they are responsible for white goods in the contract. So you will have to negotiate and even then it's down to what is reasonable. That is - if it were your property - would you pay weekend rates for an emergncy plumber or would you make do until the Monday etc...

White goods are not covered by s11 of the Landlord and Tenant Act so no statutory right to repair/replace and it doesn't sound as though you are contractually entitled to this either if your contract doesn't state this.

You do not have a right to withold your rent as you have a legal obligation to pay your rent regardless of repairs- these need to be dealt with seperately - as above you can ask for a reduction.The don't have to agree.

However you can pay for repairs and deduct the cost from future rent but there is legal process that you have to follow which is very strict but this usually only for repairs covered under s11.

You could try claiming compensation but you will need a "no win no fee solicitor" and they would be unlikey to take this on unless the compensation is worth at least 10k or 2k if there is a serious risk to health

Think you'll just have to act reasonably and negotiate I'm afraid

You're not entitled to any reduction in rent and I'm stunned that within 24 hours of the washing machine breaking you've asked for one!
Me too! I'm actually cringing for the OP 🤣🤣

I think you were unreasonable to chase the LL via your agent within 4 hours of the initial call / email. It’s a weekend, your LL could be away / at a wedding / just going about their business and regardless, as others have said, if you owned the machine, you’d have to wait till at least Monday for an engineer to visit.

As others have said, YABVU. Just give them time to sort it out. Things break, that’s life.

YABVU. I agree with everyone else. You want an emergency plumber for a washing machine! If it were your own house and machine I bet you anything you wouldn't be calling out an emergency plumber for a minimum of around £200 before they even do anything. In any case plumbers aren't washing machine engineers. I don't think 24 hour washing machine engineers even exist.

Stuff breaks. A week is a reasonable time frame to get things done.

Sweet baby Jesus. Take some responsibility and be proactive. Try to help yourself.

Look up the manual online. Look for YouTube videos. Sent a tweet to the manufacturer to ask their advice.

As much as I understand the annoyance that your clothes are in it... YABU.
Obviously you have to pay rent
It's Sunday morning. Washing machine broke on Friday night, you contacted LA on Sat. Did you seriously expect it to be repaired withing 24 hours AND over the weekend? That's really, really unrealistic. I am an owner now and I had to wait a 2 days for the guy to come and that was during the week and then week for him to be back with a part...

I think in general the reasonable timescale for this is 2 weeks? Unless it's gushing out water.

Is this your first time renting OP? I think you might need to reduce your expectations a little. It's not a hotel with concierge service. It's the property class exploiting you for profit.

My fridge freezer broke down. It was out of warranty but I claimed on my home insurance. It was 5 days and they delivered a new one.

This happened less than 2 days ago. It's a weekend. Try doing the filter etc like other posters have suggested.

My washer was getting to the point of draining and then just cutting off. Turned out there was a pound coin stuck in the hose part that drains the water. £75 for a washer repair man I could have saved just by checking that myself. Lesson learnt there.

Friday was only two days ago. You'd struggle to get it sorted in that time yourself if you owned the place! YABNU to expect it to be fixed but you are VVVVU to think it should be done by now. Must be your first time renting

It's not even about first time renting here. Question should be "Is this your first time dealing with broken appliance?"

You have probably blocked the filter? User error?

Have you opened it up and looked?

Plus an emergency plumber won't touch a washing machine

Well they might do the basic checks- have you done those?

I also try to drain machines, this will be something stuck in a filter and is general maintenance issue, happens to the best of them. If you drain it all out you will be able to open the door once the water has gone. Then check the filter pipe.

Holy crap you’re bonkers!

You’re asking for a reduction in rent after less than 48 hours ???

Even if it was longer & a reasonable request how much of a reduction do you think you’d get when the house is worth (guess) £200,000 & the washing machine £400. How Much of your rent do you think relates to your washing machine?

Do as most have suggested and check the filters.

Oh and check you’ve dried the kick boards etc properly or they’ll go mouldy & rot & you really couldn’t blame the landlord if they didn’t replace them.

Stop being ridiculous and check the filters

To be fair to the LA, I'm impressed they are open on a weekend.

And TBH, I'm mostly just bitter about having had no heating or hot water for a good part of the past week. It's bloody cold here.

My advice is to wait until Monday morning - no one will come to repair a washing machine before then.

I have insurance on my appliances, and it would be a few days before anyone came out.

You would be very unreasonable and foolish to withhold rent.

It would be the same if the boiler broke down in winter. Heating engineers cannot be magicked out of thin air, and most don't work weekends. For some reason some tenants have trouble understanding this.