Broken appliances in UK rentals
A washing machine stops mid-cycle, the fridge warms up overnight, or the oven trips the electrics. In many UK rentals the first sign is a sudden failure rather than a gradual decline, and the next issue is uncertainty: should the tenant pay for repair, should the landlord replace it, or is it “wear and tear”? A common pattern is a quick message to the letting agent, followed by delays, mixed advice, or a request for the tenant to “just get someone out and send the bill”.
Most disputes come down to two details: whether the appliance was provided as part of the tenancy, and what caused the fault. If the appliance is landlord-supplied, the landlord is usually responsible for keeping it in working order, unless the damage was caused by misuse. If it is tenant-owned, the tenant pays. Problems start when inventories are vague, appliances were left by a previous tenant, or the tenancy agreement has unclear wording.
What usually happens first
Check what was supplied
Look at the signed inventory/check-in report and the tenancy agreement. In UK cases, the inventory is often the deciding document because it lists the make/model and condition at move-in. If the appliance is listed (even as “white goods”), it is normally treated as landlord-provided. If it is not listed, the landlord may argue it was a “gift” or left behind, which can shift responsibility.
Confirm the fault pattern
Note what the appliance is doing: no power, leaking, burning smell, error codes, tripping the consumer unit, or poor performance. Landlords and agents commonly ask for “proof it’s broken”, so a short video and a photo of the model/serial plate helps. If there is any smell of burning, sparking, or repeated tripping, stop using it and switch it off at the wall.
Report it in writing
Send a dated message (email is best) to the landlord/agent describing the fault, when it started, and any safety concerns. Ask for a repair timescale and whether the landlord wants to use a preferred contractor. Written reporting matters because delays are common and later arguments often focus on “not being told” or “being told late”.
Who pays in common scenarios
Landlord-supplied appliances
Where the landlord provided the appliance, the usual expectation is that the landlord pays for repair or replacement when it fails through age, normal use, or an internal fault. Many UK tenancies include a clause about “maintaining landlord’s fixtures and fittings”, and agents typically arrange contractors for white goods. Tenants are still expected to use appliances properly and keep them reasonably clean (for example, cleaning washing machine filters if accessible).
Tenant-owned appliances
If the tenant bought the appliance or brought it into the property, the tenant pays. This includes cases where the tenant swapped out the landlord’s appliance (even temporarily) without written agreement. If an owned appliance causes damage (for example, a leaking dishwasher damaging flooring), the tenant may also be liable for the resulting damage.
“Left behind” appliances
A frequent UK grey area is an appliance that was in the property but not listed in the inventory. Some landlords allow use “as a goodwill extra” and try to exclude responsibility. In practice, if the landlord knowingly allowed the appliance to remain and it is used as part of the let, disputes can arise. The cleanest route is to ask for written confirmation: either it is included and maintained by the landlord, or it is excluded and used at the tenant’s risk.
Damage versus wear
Landlords often accept responsibility for worn parts, failed motors, thermostats, control boards, and age-related breakdowns. Tenants are more likely to be charged where there is clear misuse: overloading a washing machine, forcing a jammed door, using the wrong detergent leading to flooding, or ignoring obvious leaks. Evidence usually decides this: engineer notes, photos of damage, and whether the issue was reported promptly.
Step-by-step practical fixes
Stop and make safe
Unplug the appliance or switch it off at the wall if safe to do so. If there is water, turn off the appliance and isolate the water supply valve (often under the sink for dishwashers, behind the machine for washing machines). For fridges/freezers, keep the door closed and move essentials to a cool box if possible.
Do basic checks
Check the plug fuse (where applicable), the socket (try another appliance), and the consumer unit for a tripped breaker. For washing machines and dishwashers, check the filter and drain hose for blockages if accessible and safe. For ovens, check whether the clock/timer has reset after a power cut (some models will not heat until the time is set). These checks often resolve “no power” and “won’t start” reports without needing a call-out.
Document the condition
Take clear photos of the appliance, any leaks, scorch marks, or error codes, plus a short video showing the fault. Photograph the model/serial label. If food is spoiling due to a fridge failure, keep a brief list and a photo of the temperature display (if present). In UK disputes, a calm evidence pack often prevents arguments about exaggeration.
Ask for an approved repair
Request that the landlord/agent arranges a repair and confirms who will attend and when. If the tenant is asked to organise it, ask for written approval first, including a spending cap and agreement on reimbursement. A common outcome is a tenant arranging a repair without permission and then being told the landlord “would have used someone cheaper”. Written approval avoids that.
Use a reasonable timescale
Timescales depend on the appliance and risk. A fridge/freezer failure is usually treated as urgent because it affects food storage. An oven fault is less urgent if a hob works, but still impacts daily living. If the appliance is causing an electrical hazard or water leak, it should be treated as urgent. If there is a wider repair issue alongside heating or hot water, see Boiler broken and landlord not responding for the typical escalation pattern in UK rentals.
If it’s ignored
Expect secondary damage
Leaks from washing machines and dishwashers commonly lead to swollen units, damaged flooring, and mould. A failing fridge can cause food waste and pest issues. Electrical faults can trip circuits repeatedly and sometimes damage other appliances. Where a tenant keeps using a clearly faulty appliance, landlords often argue the tenant contributed to the damage.
Watch for deposit disputes
At the end of a tenancy, broken appliances can become deposit deductions, especially where the landlord claims misuse. Deposit schemes typically look for evidence: inventory condition, repair invoices, and whether the issue was reported promptly. Late reporting is a frequent reason tenants lose part of the deposit even when the original fault was not their fault.
See how relationships deteriorate
When repairs drag on, communication often becomes the real problem: unanswered messages, unclear promises, and pressure to pay upfront. If the agent is unresponsive, the pattern is similar to other repair disputes where the tenant is bounced between agent and landlord; see Letting agent refusing to help for practical ways to keep the paper trail tidy.
When to escalate properly
Send a clear follow-up
If there is no action, send a short follow-up stating: the date first reported, what has happened since, the impact (for example, no safe cooking, food spoiling, repeated electrical trips), and a request for a confirmed appointment date. Keep it factual and avoid phone-only discussions; UK cases often turn on what can be shown later.
Get an engineer report
If the landlord disputes responsibility, an independent engineer’s diagnosis can help. Ask the engineer to state the likely cause (wear/age vs damage/misuse), whether the appliance is safe, and whether repair is economical. If the tenant is paying for the report, ask for written agreement that the cost will be reimbursed if the fault is confirmed as not tenant-caused.
Collect the right evidence
Useful evidence usually includes: the inventory page showing the appliance, photos from move-in (if available), all messages reporting the fault, videos/photos of the fault, any call-out notes, and receipts for emergency steps (for example, laundrette costs if a washing machine is out for a long period). Keep everything in one folder so it can be shared quickly.
Use formal routes
If the issue affects safety (electrics, water damage risk), raise it clearly as a safety concern. For general tenancy rights and next steps, use GOV.UK guidance and Citizens Advice for tailored options, especially where the landlord refuses to act or tries to shift costs unfairly.
FAQ
Can a landlord charge for call-outs?
Often yes if the fault is found to be tenant-caused (for example, a blocked filter due to misuse) or if access was not provided. If the fault is normal wear or an internal failure, the call-out is usually the landlord’s cost for landlord-supplied appliances.
What if the tenancy says appliances…
These clauses appear, especially for “left behind” items. In practice, enforceability can depend on how the appliance was presented at let and whether it forms part of what was provided. Written clarification and the inventory usually matter more than a vague line in the contract.
Can a tenant replace the appliance…
Rent deduction is risky without following the correct process and getting advice. A safer route is written permission to replace, agreement on cost limits, and agreement on reimbursement or rent adjustment.
What if the appliance failure causes…
Keep evidence (photos, dates, temperature display if available) and ask the landlord/agent how they want to handle it. Outcomes vary; some landlords offer goodwill, others dispute it. Contents insurance may cover it depending on the policy.
Does the landlord have to provide…
No, many unfurnished lets do not include white goods. The key question is whether the appliance was provided as part of the tenancy and listed at check-in.
Before you move on
Pull out the inventory page, take a quick video of the fault, and send one message asking for a repair date and written approval before arranging any contractor. If you felt pushed to accept paying upfront or told there was no time, that’s often a sign the process wasn’t handled properly.
Get help with the next step
If the landlord or agent is delaying, disputing responsibility, or asking for money without written agreement, use UKFixGuide contact to set out what’s happened and what evidence is available.
