Appliance repairs for landlords?

A washing machine is what £350 from Currys, supply fit and take away old maybe £400.?
Personally I’d just do that, keep your tenants happy and enjoy a positive relationship.

To be a little bit blunt, (said in a nice way) what your old AST said is irrelevant. If your current one doesn’t say anything then assume responsibility for a small outlay.

Reply to the comment left by K Anon at 15/05/2026 – 10:34
Why are you supplying white goods (unless you run an HMO)? Its not tax efficient and can wipe out any profit

I think it also depends on what was said in your advert, what was said when the applicant viewed the property, what’s in your inventory and whether theyre freestanding white goods or integrated, (part of the structure).

Personally I always supplied and maintained washer-driers so that I could forbid drying clothes in the flat and so that tenants didn’t damage the fittings by brining their own and doing DIY installation.

I take the simple view that if you provide something as part of the tenancy you are responsible for maintaining or replacing it if something goes wrong. The tenant can rightfully claim that the cost is included in the rent and this is supported by the rent tribunal. If you read the reported cases you will find that in determining the market rent deductions are often made if white goods, curtains or floor coverings are not provided by the landlord.

I rent properties excluding white goods floor covering carpet or wood / curtains and they are responsible for internal decoration

Take a small hit on the rent

Tenants don’t know how to look after stuff that’s not theirs and they care more if it’s their’s.

Happy days no silly call outs for over filled washing machines etc

Those that include white goods, apart from a cooker or hob and oven, and put clauses in their tenancy agreements that the landlord will not be responsible for repairs, may soon find themselves with claims of “unreasonable/unenforceable” clauses and fined by Local Authorities looking to fill their coffers.

Reply to the comment left by K Anon at 15/05/2026 – 10:34
I kept my tenant happy, supplying white goods such as a washer/dryer; indeed she was so happy with it that when she fled the flat (because her threatening ex-husband found out where she lived) she stole it. Thankfully, I let to a guaranteed rent company, and they’re dealing with the fallout. These sorts of nightmares will become two a penny under the RRA.

I don’t supply white goods. I found that tenants rarely respected things that they had not bought.

Instead, I offer lower rents.

If I provided white goods, I’d charge more rent to cover the cost of maintaining and replacing the goods.

I only want to let properties. Tenants can rent white goods if they choose not to buy their own.

I don’t own flats. If I did, and if the flat was not on the ground floor, I would not allow tenants to install washing machines.i would have them professionally installed and I’d take measures to ensure any leaks were contained in my flat.

If it is yours, then you are responsible for keeping it in good repair; if it breaks, you replace it. The only way out is to gift it to the tenants so it becomes their property and their responsibility.

An unintended consequence of the RRA is that I will no longer offer part/fully furnished lets due to the increased financial risks of the new legislation.