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  • Property Management

    Repair or replace washing machine in rental?

    Hi, I'm new to Property Tribes and already loving all the advise. I had a look at the discussions but I can't find anything on this subject. I hope I am posting in the correct section.

    I have just got some new tenants in a flat that was fully refurbished just under four years ago, along with brand new appliances.

    The washer dryer that was bought in March 2015 and is definitely making a noise when its spinning and the tenant is, quite rightly, complaining.

    She has asked me to buy her new washer dryer and shown me the one she wants. She says she has used this model before and likes it. If the machine was a low end model and was another year older I would not hesitate to replace it but it isn't. Therefore my options are:

    1. Replace it with the model she wants, £360. Which is similar in price to the one installed at the moment.

    2. Replace it with another one, almost as good but not quite the same spec or as good a brand, for £290.

    3. Get it repaired with Currys for £130 parts and labour included, with a guarantee for only the repairs they carry out for a year.

    4. Get it repaired with Currys for 160 parts and labour included, with a guarantee for anything else that might go wrong for a year.

    5. Local repair man £70 plus cost parts with a verbal guarantee on the part for 6 months.

    Basically I'm asking what you would do and why?

    I can already sense that she is going to give me a few headaches. She has also said that the fridge freezer is not working properly and not cold enough for her liking, I think its fine. Also it's not suitable for her because its got too much freezer space and not enough fridge space and she does not eat frozen food.

    I would appreciate your thoughts. Thank you.

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    Hi Erol and welcome to the tribe.

    We have a video answer to that problem:


    In these scenarios, I always order a new like-for-like machine with a 5 year parts and labour warranty so that I have peace of mind for five years.  Option 2 would be fine bearing in mind that most of these different brands all come out of the same factory!!

    The PT Appliances number is faulty at the moment, so you can contact Tim via the following:

    Tim Stedeford
    Sales Director
    D&S Corporate
    T:  0203 488 0344
    W:  https://www.dandscorporate.com
    E:  Tim@dandscorporate.com  

    Please mention Property Tribes if you decide to place an order.  A small commission will be received which helps maintain this site as a free to use community resource. Smile

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    Thanks for taking the time out to reply and for the video.

    If the machine was 5 years old I would not hesitate in changing it. I would even get her the one she wanted but it isn't.

    I was veering towards option 2 as well. I will also take out the extended warranty from now on.

    Thanks.

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    I had a really bad experience with Currys with a fridge freezer that was 2 months outside of its warranty. I paid a one-off fee (£120) to have it fixed but it wasn't done (thankfully I had pictures to show it wasn't) and trying to get that £120 out of them was tough.

    Another option is John Lewis with their upto 5 year guarantees?

    Or British Gas do a multi-level (based on number of appliances) service contract for white goods.

    Btw - your gut feeling about this tenant may already be right. Say 'no' (to the Fridge Freezer as it was already at the property when she looked round) so that she values your 'yes's'!  I don't know why people have to be like this, but it doesn't take long for someone to get annoyed with the situation.

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    Property Tribes Appliances supply Gorenje appliances that come with a 5 year parts and labour warranty.  I have one fitted in my own home and it is quieter and better than the more expensive brand I had previously!

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    Sounds good.

    I wonder if PTA could comment on what happens if a problem occurs during the warranty period? How is the problem logged, and approximately how long does it take to visit? Is it an 'all-day' wait in job or a block booking?

    I have a washing machine on the way out in a rental and its the quality of the after-sales service that is now key to me as buying any appliance is a lottery! It's not a case of it goes wrong but when, and how much hassle is it to resolve?

    Thanks.

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    PTA endeavours to send an engineer out within 48 hours.

    As a specialised landlord service, they liaise direct with your tenant to gain access and offer appointments at evenings and weekends.

    The engineer calls you to let you know the exact time he will be arriving with you/tenant.

    I am speaking from experience of when our first washing machine had a problem.  However, it turned out the waste hose was kinked and there was nothing wrong with it!!

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    If appliance is 5 years old then it's worth replacing with new. We have Gorenje induction hob in our own property, no problems. We also bought a dishwasher from Ikea with 5 year warranty. Best move we ever made. Had an engineer out 4 times to do 'modifications' within first 2 years and no problems since. 5 year warranty is the way to go.

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    If you include appliances on an Inventory such as freestanding Cooker, Washing Machine, Dryer, Fridge Freezer etc then it's your responsibility to repair or replace.

    If you have older older white goods, its worth considering in future not adding them to the inventory and outlining your happy to leave XYZ for their use, but it's up to them to replace if required, the replacements would of course be their's to take away at the end of the tenancy and your then not liable.

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    Thanks for  all your advice folks. It was much appreciated.

    I decided to replace the washer/dryer with a slightly cheaper model and the tenant was very happy with it.

    Going forward though I am not going to give future tenants any appliances and adjust the rent accordingly.

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