Washing machine broken down - what would you do?

[lboogy]

I'm a landlord and my tenant says the washing machine I supplied 18m who is leaking. She's been in the flat for 5 years and this is the second washing machine I've replaced.

The earliest appointment I can get is in 17 days. But she says her kids clothes need washing and it's too long to wait.

My heart says pay out of warranty for a plumber to look at it but my head says I've replaced the machine twice and she pays a reduced rent because I recognise she's on her own with two kids.

What should I do? Pay £100-150 ?

Id pay the plumber, the leak is actually damaging your flat. Apart from the fact she needs it.

Well, I guess you will have to pay it.

What brand of machines are you putting in the property? I had this issue years ago when I put Indesit into one of our rental properties. Cheap and nasty is my verdict on those. I then found a company who could put reconditioned machines in at a very reasonable price and we got Bosch. No more problems, but I don't think that the reconditioning is permitted anymore??

I also find that AO.com offer good prices for anything that needs replacing.

I’d get a plumber round today or replace the machine ASAP. I wouldn’t go 2 and a half weeks without a washing machine and I wouldn’t expect my tenants to either. Maybe do some research and try to get a more reliable machine next time?

Is she mistreating the machine which causes it to break? If so then I wouldn't be in a rush to replace.

However, if you bought the cheapest piece of crap you could find then I'd say bite the bullet and replace it with a new one of better quality.

If your current one is still under warranty and it's just the time for them to get to you to repair it then maybe do what I did in this situation - I bought a £30 S/H one off ebay to fill the gap. Actually sold it on for a (tiny) profit.

Hmm, I agree about quality of machine, if it is a decent one, then I would put a new one in, and add a clear letter to here which says
concerned about the constant breaking of machine, she is responsible to not overload it. Machine take xx kg and there must be a gap at the top of the washing.

She should do an empty hot wash once a month to clean it and so on.

Can you go and have a look? it might be as simple as tightening up the connection hose. If it is more fundamental is should be under warranty.

It is an indesit machine. I guess that's the problem. It's under warranty but that's why I can't get someone to come out sooner.

I'll get someone to come round sooner.

The property is about 12 miles away and I've no clue what I'd be looking at so I'd have to rely on a plumber

Thanks for suggestions on a better machine

It could be something really small, could you have a quick Google search and go round to see if it's anything like that (obviously switch the water off first and do go near anything electrical). Our machine has started leaking a few times as it's turns out something small (piece of Lego of course or a wrapper) had got caught in the....I don't know what the name of it was, the thing at the bottom, but it was a really quick easy fix. I've replaced a washing machine before thinking it was broken only to find the new machine was also "broken" turns out a button had come loose and got stuck in the pipe which stopped the whole machine(s) from draining. Very unfortunate if the machine genuinely has broken down after such a short time.

I bet she is taking in washing as a means to supplement her income. She will just have to manage until you get a plumber out.

I have always had Indesits and have had no issues with them.
Is there a laundrette nearby you could cover?

Pay for a plumber, it's not a huge sum of money and it's part and parcel of being a landlord, pros and cons, this is just a day for a con.

Why is she paying reduced rent? I'm on my own with two kids. Means nothing. But it's not relevant to the situation anyway.
Get a plumber out ASAP but also do as pp says and make sure she is using it properly. But it could be bad luck.
As for brands- pah! I had to replace my Neff dishwasher twice and finally got a Beko - a workhorse and no problems since.
As fkt brand- I had to

New machine is only £200. Delivered. £25 for installation.
Don't get a plumber in as it may be 'beyond economic repair'

@Changingwiththetimes

Why is she paying reduced rent? I'm on my own with two kids. Means nothing. But it's not relevant to the situation anyway. Get a plumber out ASAP but also do as pp says and make sure she is using it properly. But it could be bad luck. As for brands- pah! I had to replace my Neff dishwasher twice and finally got a Beko - a workhorse and no problems since. As fkt brand- I had to

She's on housing benefit and the council will only cover her up to a certain amount which is not in line with the market. Basically I'd be charging £200 more if it was a private tenant but she's so lovely and takes care of the place that it's not a big deal to me.

I think my hesitancy is since she's moved in I've spent money on a brand new bathroom suit, new cooker, washing machine, new fridge, windows,new carpets And a boiler. It's basically wiped out all my profit over the years. Many of these things did need doing as I don't believe in letting someone live in a way I wouldn't. This final thing is just irritating. Just like when does it end!

@purpleleotard

New machine is only £200. Delivered. £25 for installation. Don't get a plumber in as it may be 'beyond economic repair'

I know someone who can probably go round so I'll see if they can give an assessment. I'm pregnant and don't want to mix until I've had the jab

@Viviennemary

I bet she is taking in washing as a means to supplement her income. She will just have to manage until you get a plumber out.

What???

My thoughts are 1) can you not just turn the isolation valves off on the washer so the leak should stop if you're worried about ongoing damage 2) ask her to go to a launderette for a week or so. I don't think that's unreasonable to avoid you voiding the warranty. You could maybe give her a few pounds for the launderette as a good will gesture if you feel really bad about it!

That is not an uncommon cause of a domestic machine breaking down after a relatively short time. Apparently

@Viviennemary

I bet she is taking in washing as a means to supplement her income. She will just have to manage until you get a plumber out.

What an assumption! Hope you’re not a landlord.

@Ginisatonic I ignored the comment because I can't believe it's a genuine thought of a genuine poster, it's so far reaching!!!

sorry but 2 washing machines in 5 years is ridiculous and suggests she is mistreating it

I have only ever used Hotpoint/Indesit etc, but I treat them well and my machine has lasted 11 yrs, my mum averages 10-15 yrs/machine (with a family)

Is she overloading constantly? I would honestly drag your heels repairing so she takes better care next time

I'd also see if someone can look at machine as it may be a quick and simple fix not needing a plumber (just tightening the back connectors or so)

PS - privately rented for 15 yrs before buying my own home, never broke any appliances

Replace the washer but gift it to her, if it goes wrong again she fixes it.

@lboogy

It is an indesit machine. I guess that's the problem. It's under warranty but that's why I can't get someone to come out sooner.

I'll get someone to come round sooner.

The property is about 12 miles away and I've no clue what I'd be looking at so I'd have to rely on a plumber

Thanks for suggestions on a better machine

What would you do if your own machine broke & you had to wait 17 days?

Would you pay someone, or would you wait & make do with laundrette/asking a friend to do a couple of loads in the meantime ... I would be making do for 2 weeks

I'm going to go against the grain here.

We've all had washing machines break down and have to put up with it.
As parents we have to work around the issue. Yes it's 17 days, but that's how it is. No doubt as a result of covid delaying things further.

She can hand wash or use a launderette or a friend's machine, the same as home owners do.

I think that given you're losing £2400 a year, that she can wait... Or explain that you can no longer afford to subsidise her further. And I say that as a lone parent!

Iboogy Just a thought. My washer recently(ish) started leaking. As a last resort, I rang the helpline, who suggested I clean out the filter before resorting to getting a service call. I was sceptical, as it didn't seem that long since we had done that very thing. On ours, there is a square panel on the front, flush with the machine, needs to accessed by opening the door with a knife or whatever. I couldn't believe the crap that was in there! Next time I put a wash on, I was fully expecting it to leak... No leak! Is it worth sending her a youtube link to the process before you go further?