To install my own appliances in rental

[SunnyPearsandBeers]

Hi all

I'd like some advice on a situation please.

Moved recently. Family with school-age kids.

Asked landlord to do have carpets professionally cleaned and an interior repaint as the place had been empty for some time before moving in and they agreed.

On moving in discovered LL literally did a spot of paint here and there and didn't wash carpets. The job was shocking. I was livid because they'd agreed to do that as a condition of the tenancy. MANY other faults also. Anyway, I discovered electric oven was full of rust and doesn't work. Reported them via estate agent but LL doesn't seem interested.

AIBU to just buy and install my own oven while we're here and then put back the LLs oven when we leave?

So pissed off at myself for not noticing this before signing tenancy agreement and LL disinterest.

Our last rental I did this. Put most of their appliances in the garage and bought my own. Made sure they were on repair plans too so could just deal with them myself if they broke. Rent was below market value though. I’m sorry you’ve got a shit landlord, I would keep complaining.

Oh that’s so annoying. I have done similar things in rentals, but it depends a bit if they are going to inspect the house during your tenancy. If it is wired in, rather than plugged in, it’s not so easy to move it back forth, you would need an electrician to be legal.

Did they add that they would do that, to the tenancy agreement or is it in writing somewhere?

Surely there must be some sort of legal steps?

Landlords like this should be banned . I’m a landlord and a good one , people like this give the rest of us a bad name . What does your agent say , if they are managing the property get some advice .

spot paint, shit appliances and ghosting

in for a world of pain if anything goes wrong, probably keep your deposit because a fly landed on the kitchen counter 😉

That's a really good point. I would get an electrician in to do it and be on the safe side. Thanks

The agent has said I should just make a complaint and that's it.

The lettings side passed me straight over to the management side and the property manager said they can't do any repairs etc unless LL consents. It's so frustrating!!

I sent a long list of things that need repairing that haven't been acknowledged and just makes me wonder what on earth a property management arm of estate agents are for?

I'm glad I'm not paying for that aspect but certainly paying a lot for the rent, so you'd expect the basics to work at least? Or AIBU?

Now kids will be back at school soon, cooking without an oven while we work FT is going to be a pain to say the least!

I know there are some good LLs out there and it is a real shame ones like these give you all a bad name.

Does the agent manage the property or did they just find the tenant? If they manage it, then report it and ask them to sort it out.

If the Landlord provides the appliances then usually they are responsible for replacing them. It should all be in the tenancy agreement though.

If you do replace it, then you need to ask the LL to take the old one away, or store it and put it back when you leave.

Did the agent do an inventory with photos of everything? if so you should have a copy and you should note all of this on there and sign it. If they didn't do an inventory, then take lots of dated photos, and give copies to the agent now, in order to protect yourself when you leave the property.

I’m a landlord and new tenants recently moved into my flat and noticed things I hadn’t known were broken or perhaps they broke slightly after move in day. They rang the agency, the agency arranged for them to be fixed. That’s how it should work. I end up paying a huge amount of tax every year because the mortgage isn’t seen as an expense even though I have to pay it so actually I prefer to spend money on the flat as it brings the tax bill down.
Maybe the landlord is just not replying to messages so ask the agency for advice and whether you can replace things and take the money off the rent.

It was agreed verbally via the estate agent. I'm normally quite hot on having things in writing but this slipped me as I thought it was too minor a thing to have written into the tenancy agreement.
Won't make that mistake again!

cross posted. the agent can't do anything without the LL consent as the LL has to pay for it. The agent can't afford to pay for it and then not be reimbursed by the LL.

Check your TA and see what is says about appliances, but if it is built in then I think they do need to replace it.

Thanks for your advice.
I will check the tenancy agreement again and see what leverage we have.

It's rented via an estate agent who manage the property maintenance. The LL is aware as the property manager has told me that all the faults have been reported but I've yet to hear of any jobs being booked in to deal with it.

The oven is built in but it's electric so I believe it's one of those that you can unscrew and plug in. Would still have an electrician do it to be on the safe side though!

I appreciate you are a genuine one. I wish there were more like you out there

If it is built in, then the LL should be replacing the oven and paying the electrician.

As a tenant , you shouldn't have to pay those costs. But check your TA, and also get advice from Shelter.

https://england.shelter.org.uk/housing_advice/private_renting

I recently replaced my built in oven with a ninja combie oven/air fryer/slow cooker/tons of other things which only cost about £250. It just sits on a work top, and is totally portable and so maybe consider one of them? At least while the landlord sorts out the oven.

Yeah so many landlords are trash. I also agree some things verbally but not in writing and of course - after the fact the LL and agents are playing ignorant!