White goods and appliance replacement policy

Every appliance you supply becomes a repairing obligation, a safety duty and a future deposit argument. Some are effectively unavoidable in a modern let, others are optional and often better left out.

5 min read · Updated 22 August 2026

Overview

Why it matters

An old tumble dryer inherited with the property is a fire risk, a callout liability and worth nothing at sale.

Legal requirements

Supplied electrical appliances must be safe when provided.
Gas appliances must be checked annually by a Gas Safe registered engineer.
Repair obligations for supplied appliances usually sit with the landlord under the tenancy.
Replacement of domestic items relief may be available against tax for like for like replacements.

Common mistakes

Leaving old appliances in place because removing them feels wasteful.
No record of make, model and age, so wear cannot be assessed later.
Supplying a washing machine but excluding repair responsibility in the agreement.
Buying the cheapest model repeatedly instead of a durable mid range one.

Practical guidance

Supply oven, hob and extractor as standard, and consider fridge freezer and washing machine.
Record make, model, serial number and purchase date in the inventory.
Keep receipts for tax relief and for proving age at check out.
Replace anything over ten years old at turnover rather than mid tenancy.

What to supply and what to leave

Ovens, hobs and extractors are expected everywhere. A fridge freezer and washing machine are expected in most flats and furnished lets, and often in family houses too. Tumble dryers, dishwashers and microwaves are optional, and each adds callouts. If a tenant brings their own appliance, note it in the inventory as tenant owned so it is not confused later.

Repair or replace

A repair costing more than a third of the replacement price on an appliance beyond its mid life is rarely worth it. Factor the second callout you will probably make within a year. Replacement also resets your relief position for tax and gives you a fresh warranty, which cuts the next two years of disruption.

Frequently asked questions

Must I repair an appliance I supplied?

Yes if the tenancy provides it, and in practice tenants are entitled to expect what they were let to work.

Can I supply appliances on an as seen basis?

You can note the position in the agreement, but safety duties remain and the approach often causes disputes.

Do appliances qualify for tax relief?

Replacement of domestic items relief applies to like for like replacements, not to the first purchase.

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This guide is general information for UK landlords and letting agents, not legal advice. Rules differ across England, Wales, Scotland and Northern Ireland — check your local requirements or take advice before acting.