Asking for reduced rent

[Jurassiclover]

Hey guys,

So got a bit of an AIBU/WWYD situation.

Moved into a private rented flat 4 months ago, the flat included some appliances so came with integrated fridge freezer, dishwasher and a combi washer/dryer.

First month in the property there were no issues at all, although it is a bit expensive i was really happy with it. Then the washer/dryer started to play up. Started with the door jamming any time we used the dry function and the only way to fix it was to unplug it and leave it for approx 15 minutes and then re-plug it in and the door would un-jam. Was a bit inconvenient but not the end of the world so didn't tell the landlord (aware this is a big mistake). Following that then the dry function stopped working all together, so clothes were coming out steaming hot but still dripping wet.

At this point i decided to get in touch with landlord (well it's more a letting company than individual landlord). It took ages to get an engineer out and when they did eventually come out they checked a few things on the dryer and told me it was working fine but to get back in touch if we had any other issues. Right after the engineer left i tested it and it still wasn't actually drying anything (aware i probably should've tested it when the engineer was there but this is my first time ever moving out and just assumed he would've been able to tell if it was working etc). So called landlord again who arranged another visit.

The second visit the engineer admitted he hadn't actually been sent to fix the appliance but just to explain that combi washer/dryers don't dry as well and not to expect much (wtf?!?), but he actually tested putting something dry in whilst there and it came out wet so he agreed it was broken and called landlord while there who said he would arrange another visit.

We finally have another visit organised only to get a call today saying the engineer has managed to double book so we have to wait until next week now. Both me and DP work full time so we have to either take time off work or get my DM to sit in for the engineer visits and i feel so sorry for her having to deal with this. On top of all this we have now discovered the dishwasher doesn't work and doesn't appear to even be connected to a water supply.

So my AIBU/WWYD is would i be unreasonable to ask for a rent reduction due to all of this. 3 months out of the 4 i've lived there the appliances haven't been working and i have had to buy electric clothes horses just to get clothes dry quicker as the place doesn't have proper radiators (more electric space heater type things) so we can't even dry stuff the usual way.

The rent isn't cheap either we could get a 2 bed flat for almost half the price in the same area but these are new builds and were decorated exactly how i wanted with appliances so i assumed less hassle etc - evidently not. I'm just not sure if its reasonable to ask for a rent reduction since technically my rent also pays for the inclusion of appliances which aren't even working :(

Thank you to anyone who read this far haha, this was way longer than i expected haha.

[Jurassiclover]

@filka Yes that's my plan of action next to ask LL to give the engineer a key! The only valuable really would be a TV or DP's playstation (which i would happily have disappear hahah)

[Passthecherrycoke]

Don’t be ridiculous pelirocco, OP has every right to have the supplied appliances fixed and in working order

[pelirocco123]

You are probably overloading the washer dryer , they cannot dry a full load of washing
As for a rent reduction ? if there was no washer dryer it would have very little if any effect of the amount of rent they are charging
Don't be surprised if they aren't willing to renew your lease when the time comes

[filka]

As a LL I've never provided fridge/freezer, washing machine or dryer, but I recently had a change of tenants. They offered a higher rent if I provided these, so I bought new - but the increase in rent was only £50 which I accepted on the basis that it paid for the equipment over the two years of the lease.

So that's a measure of the level of reduction you might ask for - but are unlikely to get.

If the property is managed by an agent, it's possible to have the engineer collect a key from the agent do the work then return it - if you are happy for the engineer to be alone in the house. IMO the risk of them stealing anything is fairly remote as their job would clearly be at stake.

[Passthecherrycoke]

I agree that I wouldn’t go to shelter. This is a minor problem, fairly easily solved and not the sort of thing you need them for.

I disagree with wubbas point though. A clause stating you can’t dry clothes indoors isn’t legally enforceable. It’s not possible to try outside 365 days a year.

It is reasonable for them to ask you not to if they provide a tumble drier though.

[mencken]

ah, we have a Guardian reader on the thread I see.

as a genuine landlord I would never advise phoning Shelter because if you have the internet there's no need. All the info is online, in fact some of the stuff on gov.uk and the how to rent guide (which you have of course read...) comes from them.

you can contact the landlord if you like, you are entitled to their contact details. But they can't do any more than the agent does in this case which is to send someone round to fix things.

washer-dryers are notoriously not very good. A washing machine is around £120 and a dryer about the same, so perhaps factor that into the costs for your next rental - if there is space of course.

wet clothes hanging round a house produce mould, regardless of who owns it.

[Wubbawubba]

Whilst it isn't your fault the dryer is broken (probably), I'd check your tenancy agreement regarding drying washing indoors. Every place I've ever lived in has had it in the tenancy that washing cannot be dried indoors as it promotes damp. I'd consider that before asking for the LL to reimburse for the cost of buying it.

[Jurassiclover]

@Fairyliz thank you, that's what i had thought myself originally - especially as the appliances were included thus making the property more expensive than others, but appears i am BU and it doesn't work that way. I think what i need to focus on is really being persistant with the engineer and making sure he doesn't leave until the washer/dryer is fixed/due to be replaced!

[Jurassiclover]

@VardySheWrote dishwasher definitely isn't a deal breaker you're right haha! Was more like a kick in the teeth while having problems with one appliance to discover another was having issues haha

[MatildaTheCat]

New builds frequently seem to put in shit appliances. Have a reasonable conversation with the LL asking them to consider replacing the WD and sorting out the DW.

As an aside if your laundry is taking ages to dry I suspect it’s not spinning fast enough. Check the spin speed and set as high as possible for robust items. And space well on the airer, if damp items are squashed together they won’t dry for ages.

[Jurassiclover]

@AnyFucker that's what i think i'm going to request for the next visit - not 100% sure if its possible with it being like a company rather than individual landlord etc but definitely worth asking!

[Jurassiclover]

@breakfastpizza thank you!

[Jurassiclover]

@theboxfamilytree we did try leaving it - the first time it happened we left it a whole 24 hours plugged in and turned on, we tried even just changing the setting but the door never 'clicked'

After googling the make of it etc that's when i came across advice to try turning off and unplugging which did then work. We did try the next time the door jammed and wouldn't open leaving it plugged in for around 30-45 mins but again nothing was happening so had to unplug again.

Have read the manual multiple times. The solution to manually unjam the door we couldn't actually manage because we didn't have a screw driver to unscrew the cupboard door to be able to pull the washer out and take off the kickplate etc. (which we do now own a screwdriver thankfully)

[Jurassiclover]

@Passthecherrycoke Yeah the rent reduction definitely wouldn't solve the problem and you're right i don't think i would get one anyways

[fickthisshut]

I would ask for a contribution towards laundette and inform that all further engineer visits will either have to be fully organised by letting agent/landlord (ie landlord comes and lets them in) or at the weekend as you cannot take further time off work 🤷‍♂️

[VardySheWrote]

I assume like all landlords he us being a greedy bastard
I assume you are being sarcastic here

[stucknoue]

A dryer and a dishwasher are both extras so I doubt that they will reduce rent, but it would be reasonable to request a heating clothes airer maybe to tide you over. The landlord was probably unaware and I suspect you have overloaded the dryer - washer dryers are rubbish and can only dry half the washload

[LIZS]

But even owner occupiers have to wait for an appointment and organise it around work. I'm not sure what more you expect of ll, unless they are willing to meet the engineer each time. Are you emptying the filters etc on the washer/dryer as it will not work properly if blocked? Plumbing a dw in is not difficult assuming pipework is there so definitely ask ll to do so.

[Passthecherrycoke]

Why should she wash up by hand when there is a dishwasher? landlord has to connect it and fix or replace the washer dryer. No arguments. They’re using an agency, it shouldn’t take this long. Phone them daily

[Fairyliz]

I don’t think you are being unreasonable you have paid a higher rent for a property with working appliances and you have not got that, so surely a breach of contract?
I assume like all landlords he us being a greedy bastard and using a cheap company that don’t do evening or weekend call outs?
Perhaps get him/her come and sit and wait for engineer they might get it sorted then.

[VardySheWrote]

Have you contacted Shelter?
no way that is the advice from a genuine landlord

Wash the dishes up by hand
to be fair, the OP shouldn't need to, but if it took them 4 months to notice it wasn't even connected, it can't be such a deal breaker. I would notice within 48 hours of moving in max!

[AnyFucker]

Is there any mileage in asking the agent to attend next time the engineer comes ?

[Heartburn888]

YABU

You’ve bought w clothes horse, didn’t have to be an electric one but you chose at buy an electric one.

Wash the dishes up by hand.

There’s no way you would be entitled to reduced rent, it’s not like the standard of living has dramatically reduced it’s just an inconvenience

[breakfastpizza]

When you say the door "jammed" after drying, do you mean it appeared to finish the drying cycle but the door didn't unlock immediately?

Good point here. I just got a new Bosch washer-dryer and I have to turn the knob to a different setting to get the door to unlock post-drying.

[breakfastpizza]

I'm a landlord and if repairs had dragged on longer than a week, I'd have ordered a new one.

Have you contacted Shelter? They have a free advice line/online chat that might give you an idea of your rights.

YANBU to feel frustrated. Good luck!