Generally, no. Unless your tenancy agreement specifically says otherwise, a landlord in England has no statutory duty to repair or replace a washing machine, or any other appliance that simply uses the water, gas, or electricity supply.
That surprises a lot of tenants, because it seems to contradict the landlord’s broader repair duties, so here’s exactly why appliances are treated differently, and when your landlord actually does have to act. For the wider picture on repair responsibilities generally, see our main guide on landlords not doing repairs.
Why Appliances Are Different From “Installations”
Your landlord’s main repair duty comes from Section 11 of the Landlord and Tenant Act 1985, which requires them to keep installations for water, gas, electricity, sanitation, and heating in working order. A washing machine, oven, fridge, or dishwasher is legally treated as an appliance that uses the supply, not the supply itself, and Section 11(1)(b) specifically excludes these from the statutory repair duty.
In plain terms: your landlord must keep the pipe that supplies water to your washing machine in working order. They don’t automatically have to keep the washing machine itself working.
When Your Landlord DOES Have to Repair or Replace It
This general rule has real exceptions, and they matter:
- If the tenancy agreement says so. Many tenancy agreements include an inventory listing appliances the landlord provides, sometimes with an explicit clause making the landlord responsible for their upkeep. If your agreement says this, it overrides the general rule, check your paperwork before assuming you’re on your own.
- If the appliance came with the property and is treated as a fixture. Where an appliance was provided by the landlord as part of a furnished or part-furnished let, many landlords take on responsibility for it as a matter of practice, even without an explicit clause, though this is a matter of goodwill and contract terms rather than automatic statutory duty.
- If a fault in the appliance creates a genuine safety hazard. A dangerously wired appliance, for instance, could fall under wider safety obligations even if the appliance itself isn’t covered by Section 11.
The starting point either way is your tenancy agreement and any inventory attached to it, that’s where the actual answer usually lives, not just the general statutory position.
What If There’s No Mention of Appliances at All?
If your agreement is silent on who’s responsible for a landlord-provided appliance, this is genuinely a grey area, and outcomes vary. In practice:
- Many landlords do repair or replace appliances they’ve provided, simply to keep the property lettable and avoid disputes, but they aren’t legally obliged to unless your agreement says so
- You can still ask, in writing, and many landlords will act even without a strict legal duty, especially for a genuinely broken essential appliance
- If the appliance was broken or unsafe when you moved in and this wasn’t disclosed, that’s a different issue, closer to a fitness-for-habitation problem than a straightforward “appliance repair” one
What to Do If a Landlord-Provided Appliance Breaks
- Check your tenancy agreement and inventory first. Look for any clause specifically covering appliance maintenance or repair.
- Report it in writing regardless — even where there’s no clear legal duty, a paper trail helps if the situation escalates or if you later need to show you gave your landlord the chance to act.
- Ask your landlord directly whether they’ll repair or replace it, referencing the inventory if it lists the appliance as provided.
- Consider the cost yourself if it’s genuinely not the landlord’s responsibility — but keep receipts, since these can sometimes be deducted from future rent by agreement, or factored into deposit discussions at the end of the tenancy.
- If it’s a safety issue rather than just a broken appliance, treat it as a hazard report rather than a routine repair, see our guide on damp, mould, heating, and unsafe housing for what counts and how to escalate it.
Frequently Asked Questions
Is a boiler treated the same as a washing machine? No. A boiler used for heating and hot water is an “installation” under Section 11 and is the landlord’s statutory responsibility. A washing machine, oven, or fridge is treated as a separate appliance and generally isn’t covered, unless your tenancy agreement says otherwise.
What if the washing machine was already broken when I moved in? This is worth raising immediately as a check-in issue rather than waiting, a pre-existing fault not disclosed at the start of the tenancy is a different question from ordinary wear and tear during the tenancy, and it’s worth documenting in your check-in inventory report regardless of who’s ultimately responsible.
Can I deduct the cost of a replacement appliance from my rent? Not without your landlord’s agreement, generally speaking. Withholding or deducting rent unilaterally carries real risk of being treated as arrears, even if you believe you’re in the right, get advice before doing this.
Does this rule apply to washer-dryers, dishwashers, and fridges too? Yes, the same Section 11(1)(b) exclusion applies to any household appliance using the water, gas, or electricity supply, not just washing machines specifically.
This article covers the law in England as of September 2026. It’s general information, not legal advice for your specific situation, always check your own tenancy agreement first, since it can create obligations beyond the statutory minimum. Last reviewed: September 2026.
What to Read Next
- What Repairs Is a Landlord Legally Responsible For? — the full picture on statutory repair duties
- Your Landlord Is Not Doing Repairs: Full Guide — the complete cluster
- What to Do If Your Landlord Ignores Repair Requests — escalation steps if you’re stuck