Washing Machine Smells Bad in Your Arundel Rental Property - Who Is Responsible and How to Fix It

Published September 2026 | Washing machine smells bad how to clean it

Landlord Obligations Under Current Regulations

Landlords who supply a washing machine as part of a tenancy have legal obligations that go beyond simply having a working machine on move-in day. Under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, the appliance must be in proper working order at the start of the tenancy - and the landlord must keep it maintainable throughout.

That means if the Bosch or Hotpoint machine in your Arundel rental had a worn door seal, a blocked filter, or mould already growing inside the drum before you arrived, those are the landlord's problems to resolve - not yours to inherit. A machine supplied dirty or in poor repair puts the landlord in breach of their duty to provide a habitable property with functioning amenities.

The Homes (Fitness for Human Habitation) Act 2018 is worth knowing specifically. It requires rental properties to remain fit for human habitation throughout the tenancy, not just at the outset. A washing machine producing strong mould or sewage smells can, in severe cases, contribute to damp conditions and poor air quality - particularly in smaller flats. Courts have interpreted this to mean landlords cannot simply point the finger at tenants without evidence of misuse.

For ongoing mechanical faults - a pump that does not drain properly, a door gasket that has split, or a drum heater that no longer reaches the temperature needed to kill bacteria - the landlord is responsible for arranging and funding repairs. Letting agents managing properties in Arundel and across West Sussex should be familiar with these obligations. In practice, landlords are expected to respond to non-emergency repair requests within 14 days.

What Tenants Are Expected to Handle

Routine cleaning and basic maintenance of a washing machine falls squarely on the tenant. Whether the machine is an LG, a Samsung, a Beko, or any other brand, the principle does not change. If a smell develops because the filter has never been cleaned, the door has been kept shut after every wash, or too much detergent has been used, that is a tenant issue.

Here is what our engineers consistently find when attending call-outs for smelly machines - and what tenants should be doing regularly to prevent the problem:

1. Run a drum clean every one to two months. An empty hot wash at 60 degrees or above with a washing machine cleaner, or half a cup of white vinegar combined with a tablespoon of bicarbonate of soda, breaks down the biofilm of detergent residue, body fat, and bacteria that clings to drum surfaces over time.
2. Wipe the door seal after every few washes. The rubber gasket on front-loading machines - the type fitted in most Arundel flats and houses - traps water, hair, and lint in its folds. Wipe it out with a damp cloth. If you spot black mould patches, a solution of one part bleach to four parts water applied with a cloth will clear it.
3. Leave the door ajar after every wash. This is the single most effective preventative step. Leaving the door open allows air to circulate in the drum, helping moisture evaporate and stopping mould and bacteria from taking hold. Leave the detergent drawer slightly open too.
4. Clean the detergent drawer monthly. Pull it fully out and rinse it under a tap. Old detergent residue ferments in the compartments and produces a musty smell that transfers directly to your laundry.
5. Clean the pump filter every three months. This is the step most people miss. The filter sits behind a small access panel at the front bottom of most machines. It collects fluff, coins, and hair - and when blocked, water sits stagnant in the pump housing and produces a strong sewage-like odour. Lay a towel on the floor before unscrewing it, because there will be water. Clearing the filter and running a hot wash with bicarbonate of soda resolves this smell in the majority of cases.
6. Use the right detergent in the right quantity. Overdosing, or using a standard detergent in a high-efficiency machine, leaves residue behind that feeds bacterial growth.

Tenants who skip these steps and allow the machine to deteriorate may find cleaning costs or repair charges deducted from their deposit at the end of the tenancy.

Grey Areas - Where Disputes Happen

Most landlord-tenant disagreements about smelly washing machines in West Sussex rental properties come down to one question: was the problem caused by a fault, or by how the appliance was used? The honest answer is often "both" - and that is exactly where disputes take root.

Pre-existing mould that was not documented at check-in. If a tenant did not photograph the door seal and drum interior at the start of the tenancy, it becomes very difficult to prove mould was already there. Without evidence, deposit scheme arbitrators typically find in favour of the tenant - but it is a grey area that a clear inventory could have avoided entirely.

Persistent smells despite regular cleaning. Some machines - particularly older Hotpoint and Indesit models - have design features that make them prone to mould accumulation around the drum rim and door boot seal. If a tenant can show they have followed correct maintenance procedures and the smell persists, this points toward a mechanical fault that is the landlord's responsibility to resolve.

Blocked pump filter versus blocked external drain. A blocked pump filter is a tenant maintenance issue. A blocked external drain or a plumbing fault preventing proper drainage is a landlord issue. Our engineers use the Voltrade GoFIX diagnostic process to distinguish between the two - it checks drain hose routing, pump function, and filter condition in a single visit and produces a written report, which is useful if a dispute goes to arbitration.

Low-temperature washing habits. Some landlords argue that tenants only washing at 30 degrees causes bacterial build-up. There is truth in this - low-temperature cycles do not kill bacteria effectively - but it is not reasonable to expect tenants to avoid energy-saving settings altogether. A monthly drum clean at 60 degrees is a fair compromise.

How to Report This Issue (Tenant Perspective)

If cleaning has not resolved the smell, or if you believe the machine has an underlying fault, you need to report it to your landlord or letting agent in writing. Here is how to do it properly:

1. Send a written report by email. Describe the problem clearly - when it started, what the smell is like (musty, eggy, or sewage-like), what you have already done to address it, and what effect those steps had. Keep it factual and brief.
2. Attach evidence. Photographs of mould on the door seal, a clogged filter, or standing water in the drum support your case. A short video of the machine failing to drain is even more useful.
3. Check your tenancy agreement. Some agreements specify which appliances the landlord is responsible for maintaining and whether there are tenant obligations around appliance care. Know where you stand before you push.
4. Give a clear deadline. State that you expect a response within 14 days. This is the standard timeframe for non-emergency repairs and gives the landlord fair notice before you escalate.
5. Follow up in writing if there is no response. Reference your original message and state that you may contact Arun District Council's environmental health team or your deposit protection scheme's dispute resolution service if the matter is not addressed.

Tenants in Arundel can contact Arun District Council directly if they feel their landlord is not meeting obligations under the Homes (Fitness for Human Habitation) Act. It costs nothing to make an enquiry.

Getting It Fixed Quickly in Arundel Rental Properties

When a washing machine needs professional attention rather than just a clean, current UK repair costs typically fall within these ranges:

• Full service and internal clean: typically 60 to 100 pounds
• Door seal (gasket) replacement: typically 80 to 150 pounds
• Pump or filter replacement: typically 70 to 120 pounds
• Drum bearing replacement: typically 150 to 250 pounds

Most appliance repair engineers in the Arundel area charge a call-out fee of between 50 and 80 pounds, which is commonly deducted from the repair cost if the work goes ahead. Landlords are not required to replace a machine outright unless repair is uneconomical - typically defined as more than 50 to 60 percent of the cost of an equivalent new appliance.

If a replacement is needed, a solid mid-range washing machine from Bosch, Samsung, or Beko typically costs between 350 and 600 pounds including delivery and basic installation. Premium models from LG run higher. For rental properties, a reliable mid-range machine is almost always the right call - durable enough to last through multiple tenancies without being expensive to replace when the time comes.

In Arundel and the surrounding West Sussex area, most appliance engineers can attend within two to four working days for non-urgent repairs. Emergency same-day attendance is available from some services but typically carries a premium call-out rate of 100 to 150 pounds.

Documentation You Should Keep

Good record-keeping protects both sides. In a dispute, the party with the cleaner paper trail almost always comes out ahead.

Tenants should keep:

• Photographs taken at the start and end of the tenancy showing the condition of the machine - drum, door seal, filter panel, and detergent drawer
• Copies of all written communications with the landlord or agent about the appliance
• Receipts for cleaning products purchased and used on the machine
• A brief maintenance log showing when drum cleans and filter cleans were carried out - a dated note in your phone or a quick email to yourself creates a timestamped record

Landlords should keep:

• A record of the appliance's make, model, age, and condition at the start of each tenancy - ideally signed by the tenant as part of the check-in inventory
• Receipts for any servicing or repairs carried out between tenancies
• Copies of all tenant communications regarding the appliance
• Engineer reports from any repair visits, specifying the fault found and work carried out

For landlords managing multiple properties in Arundel or across West Sussex, keeping a simple spreadsheet of appliance ages and maintenance dates prevents disputes escalating unnecessarily and helps budget for replacements before tenants raise issues.

Landlord and Tenant Questions

Is a landlord legally required to repair a washing machine in a rented property?

If the washing machine was supplied as part of the tenancy, yes - the landlord has a legal duty to keep it in working order under the Landlord and Tenant Act 1985. This does not cover damage or neglect caused by the tenant, but it does cover mechanical faults, fair wear and tear, and any issues that existed before the tenancy began. Landlords who refuse to repair a supplied appliance without good reason may be in breach of their obligations and can be challenged through the courts or a deposit scheme's free arbitration service.

Can a landlord deduct from my deposit if the washing machine smells?

A landlord can make a deposit deduction if they can demonstrate the smell was caused by the tenant's failure to maintain the machine - for example, a filter that has never been cleaned or severe mould on the door seal that should have been addressed regularly. However, they cannot deduct for fair wear and tear, pre-existing issues, or mechanical faults that are their own responsibility. If you dispute a deduction, your deposit protection scheme's arbitration service is the right route - and it is free to use.

What if the washing machine was already smelly when I moved in?

If you have evidence - move-in photographs, a written note sent to the landlord or agent on or shortly after your move-in date, or an inventory that references the machine's condition - then responsibility sits with the landlord. Without evidence it becomes very difficult to resolve in your favour. This is why documenting appliance conditions at the very start of a tenancy matters so much. A quick set of photos emailed to the letting agent creates a timestamped record that costs nothing and protects you throughout the tenancy.

How often should I clean my washing machine in a rented flat?

As a minimum, run a drum clean at 60 degrees every one to two months, clean the detergent drawer monthly, and clear the pump filter every three months. Wipe the door seal every few washes and always leave the door and drawer slightly open after use. Following this routine takes only a few minutes each time and prevents the vast majority of smell problems. If you stick to it and a smell persists regardless, that is a reasonable basis for reporting a fault to your landlord.

What causes a washing machine to smell like sewage?

A sewage smell almost always originates from the pump filter or the drain hose. A blocked filter allows water to sit stagnant in the pump housing and develop a strong sulphurous odour. A drain hose that is not correctly looped or trapped can also allow sewer gases to travel back into the drum. Cleaning the filter resolves this in most cases - do that first. If the smell continues after a thorough filter clean, an engineer should check the drain hose routing and the standpipe connection, as a plumbing issue may be contributing.

Frequently Asked Questions

Who pays for washing machine repairs in a rented property?

If the landlord supplied the machine, they are responsible for repairs caused by mechanical faults, wear and tear, or pre-existing conditions. If the damage was caused by tenant misuse or a failure to carry out basic maintenance, repair costs can potentially be passed to the tenant, either during the tenancy or as a deposit deduction at the end. The key factor is always evidence - what condition was the machine in, and can both parties prove their position?

Can I clean a washing machine myself or do I need an engineer?

Most smell issues can be resolved without an engineer by cleaning the filter, wiping the door seal, running a hot drum clean, and keeping the door open between washes. These steps are well within any tenant's capability and cost very little. An engineer is needed when the smell persists after thorough cleaning, which typically indicates a mechanical fault - a pump that is not draining fully, a cracked door seal, or a heater element that is no longer reaching the correct temperature.

How long should a washing machine last in a rental property?

Most washing machines from brands like Bosch, LG, Samsung, and Beko are designed to last around ten years in normal domestic use. In rental properties, machines sometimes reach the end of their useful life sooner due to heavier usage across multiple tenancies. When a repair cost exceeds 50 to 60 percent of the value of a comparable new machine, replacement is usually the more practical decision. Landlords should factor appliance age into their property maintenance budgets accordingly.

What do I do if my landlord ignores my repair request?

Send a follow-up email referencing your original message and the date it was sent. If there is still no response within a reasonable period - typically 14 days for a non-emergency issue - you can contact Arun District Council's environmental health team, notify your deposit protection scheme, or seek advice from Citizens Advice. In persistent cases, tenants have the right to apply to the First-tier Tribunal for a Rent Repayment Order if the landlord is in clear breach of their duties. Keep every communication in writing throughout.