The question of how often a landlord must replace appliances like the oven or washing machine doesn’t have a fixed legal answer. There is no strict statutory timetable; a landlord’s responsibility is primarily triggered by safety concerns and the need for repair as outlined in the tenancy contract.

Safety and contract

A landlord’s duties regarding provided appliances (often referred to as ‘white goods’) fall into two critical categories:

  1. Safety obligations: All appliances must be safe to use. Landlords must ensure:
    • Gas safety: Gas appliances (cookers, boilers) must undergo an annual Gas Safety Check.
    • Electrical safety: Electrical items must be in good repair and pose no risk, aligning with the Electrical Safety Standards.
  2. Contractual repair duty: The Landlord and Tenant Act 1985 mandates repairs to the structure, fixed electrics, and heating systems, but generally doesn’t explicitly include white goods (fridge, washing machine, etc.). However, if the landlord provides these items and lists them in the tenancy agreement (as is standard in furnished or part-furnished properties), they are contractually obligated to repair or replace them when they break down due to normal use. This action must be taken within a reasonable timeframe.

Replacement triggers

A repair job becomes a replacement obligation when the appliance’s condition or repair cost makes it uneconomical to fix. Replacement is necessary when:

  • Beyond economic repair: The cost to repair the unit is excessive, often approaching or exceeding the price of a new, basic replacement model.
  • Obsolescence and efficiency: The old appliance is significantly outdated and energy-inefficient. While not legally required, replacing it with a modern, efficient unit benefits both the environment and tenant’s utility costs.
  • Safety risk: The appliance cannot be repaired to a safe operating standard and must be decommissioned and replaced immediately.

Average appliance lifecycles

Although there are no legal deadlines, landlords can use industry-standard estimated lifespans to guide their long-term budgeting and replacement planning. For example: 

  • Oven/cooker: 10-15 years
  • Fridge/freezer: 10-19 years
  • Washing machine: 10-14 years
  • Dishwasher: 9-13 years
  • Tumble dryer: 8-13 years

These figures represent general estimates. High-quality appliances and diligent maintenance can significantly extend these lifecycles.

Damage responsibility: landlord vs. tenant

Disputes over who pays for a replacement often hinge on the cause of the breakdown:

  • Landlord’s responsibility: The landlord covers replacement when the failure is due to fair wear and tear.
  • Tenant’s responsibility: The tenant is liable if the breakdown is caused by misuse, negligence, or accidental damage (e.g., forcing a broken component, overloading). The landlord would need to prove the damage exceeds fair wear and tear, typically by referencing the check-in inventory report.

Best practices for landlords

To ensure compliance and smooth tenancies, landlords should:

  • Clarify the contract: Ensure the tenancy agreement clearly specifies responsibility for all provided appliances.
  • Document everything: Maintain a detailed inventory, including the make, model, age, and condition of all appliances. Keep records of all repair and service history.
  • Plan ahead: Use the estimated lifespans to budget for replacements in your long-term financial strategy, avoiding unexpected capital expenditure.
  • Respond quickly: When a fault is reported, act promptly. A “reasonable timeframe” for essential items like cooking facilities or refrigeration is often a matter of days.

Good property management prioritises providing a functional, safe, and reasonably efficient home environment, even without strict legal deadlines for replacement. It also involves ensuring that your property is insured with affordable landlord contents insurance. Contact CIA Landlords today for more information!