Who Is Responsible for Fixing Appliances in a Rental in England?

Living in rented accommodation in England can raise questions about repairs, especially when it comes to household appliances like fridges, ovens, and washing machines. Knowing whether it’s your landlord’s job or yours to fix these items can save you time and stress. Here, we break down the rules, your rights, and the steps to take if something breaks down in your rented home.

Understanding Responsibility for Appliances

In England, who fixes appliances in a rental depends on:

• What your tenancy agreement says
• Who owns the appliance (landlord or tenant)
• The type of appliance and its importance for health and safety

As a rule of thumb: If the appliance came with your rented property and belongs to the landlord, they are usually responsible for repairs. If you brought the appliance or installed it yourself, it’s your responsibility to fix or maintain it.

What the Law Says

The Landlord and Tenant Act 1985 – Section 11 places a legal duty on landlords to keep the installations for the supply of water, gas, electricity, sanitation, space heating, and heating water in working order¹. However, it does not automatically cover household appliances such as washing machines, dishwashers, or cookers, unless they are explicitly listed in your tenancy agreement.

What Does Your Tenancy Agreement Say?

Tenancy agreements can go beyond the law. If your contract lists specific appliances (for example, an oven or fridge) and says the landlord will maintain or repair them, the landlord is legally bound to do so. Always:

• Read your tenancy agreement carefully regarding appliances
• Check if there’s mention of maintenance, repairs, or replacements
• Keep a copy for your records

Step-by-Step: What To Do If an Appliance Breaks

If an appliance that was supplied by your landlord breaks:

• Contact your landlord or agent promptly, in writing
• Describe the issue clearly (include make/model and problem)
• Ask for repairs within a reasonable time
• Keep records of all communication and photos of the issue

If it’s your own appliance, it’s your responsibility to arrange a fix or replacement.

When Landlords Must Act Quickly

For any appliance related to essential services—such as a boiler (heating and hot water) or a cooker provided by the landlord—the landlord must arrange repairs promptly to prevent serious disruption or health risks. Not acting may breach the legal standards for rental properties.

Keep a written record of all repair requests and landlord responses. This can help if you need to escalate the matter.

If Your Landlord Fails to Fix a Supplied Appliance

Should your landlord ignore requests for repair:

• Remind them in writing, citing your tenancy agreement or legal obligation
• If there’s no response, notify your local council’s Environmental Health department, especially if it impacts health or safety

Councils can serve improvement notices requiring landlords to carry out repairs under the Housing Act 2004².

Relevant Official Forms for Renters

• Form: Complaint to Local Council (No standard national form)
  When to use: If your landlord refuses to repair a critical appliance they supplied (like a gas cooker), you can complain to your local council’s housing team, often by online form or email. Use the council’s official website via the Find your local council tool.
• Form: Property Chamber (Residential Property) Tribunal Application
  When to use: For disputes over repairs, you may apply to the First-tier Tribunal (Property Chamber: Residential Property).
  How it works: Example: If your landlord fails to take action about required repairs, you can submit the available forms from the tribunal’s page to seek a determination.

Common Appliances: Who Typically Pays for Which?

Here is a general guide, but always check your tenancy agreement:

• Landlord responsibility (when supplied): Cookers, ovens, fridges, freezers, washing machines, boilers, and integral appliances
• Tenant responsibility: Any appliance you have brought to the property, or minor maintenance (like replacing light bulbs)

If in doubt, speak with your landlord or agent, then seek further advice if unresolved.

Which Tribunal Handles Rental Disputes?

In England, disputes about repairs or standards can be taken to the First-tier Tribunal (Property Chamber: Residential Property).³

FAQ: Renter Appliance Repairs in England

1. Who is responsible if the washing machine provided by my landlord breaks down?
   If the washing machine was included as part of your tenancy by the landlord, it is usually their responsibility to repair or replace it unless your tenancy agreement says otherwise.
2. What if my landlord refuses to fix a supplied appliance?
   You can make a formal complaint to your local council’s Environmental Health team, who may inspect the property and can order repairs if the issue impacts your health or safety.
3. Do tenancy agreements always cover appliances?
   No. Not all tenancy agreements mention appliances or who repairs them, so always check your contract for clarity before signing or renewing your agreement.
4. Can I repair a landlord’s appliance myself and deduct the cost?
   Only do this with written landlord permission. Otherwise, you may not be legally entitled to reimbursement and could be responsible for any damage.
5. Are landlords obliged to replace broken appliances with new ones?
   No, but they must ensure any replacements supplied are safe, functional, and meet minimum housing standards.

Conclusion: Key Takeaways

• Landlords are responsible for repairing appliances they supplied, if listed in the tenancy agreement.
• Always check your contract for details about appliances and responsibilities.
• If repairs are ignored, you can contact your local council or the First-tier Tribunal (Property Chamber: Residential Property) for help.

Need Help? Resources for Renters

• Private Renting: Repairs and Maintenance Guidance (GOV.UK)
• Shelter England: Repairs in Private Rented Homes
• Find Your Local Council – For Environmental Health and rental property standards issues
• First-tier Tribunal (Property Chamber: Residential Property)

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1. Landlord and Tenant Act 1985, Section 11
2. Housing Act 2004
3. First-tier Tribunal (Property Chamber: Residential Property)

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