Washing Machine Not Spinning in Chertsey Rental Properties - Causes, Fixes and Who Pays

Published July 2026 | Washing Machine Not Spinning

Landlord Obligations Under Current Regulations

The Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018 set the legal baseline for appliance maintenance in rented properties. If a landlord supplies a washing machine as part of the let - which is common in furnished and semi-furnished properties across Chertsey and the wider Surrey area - they're generally required to keep it in working order throughout the tenancy.

That means if the machine stops spinning for reasons unrelated to tenant misuse, the repair bill sits with the landlord. "Working order" doesn't mean new or perfect - it means functional for its intended purpose. A washing machine that won't complete a spin cycle isn't functional, and a tenant living without one has a legitimate complaint.

Key legal obligations landlords should be aware of:

• Appliances supplied with the property must be maintained and kept in safe working condition under the Electrical Equipment (Safety) Regulations 2016.
• Landlords in England must carry out repairs within a reasonable timeframe once they've been notified - typically understood to be within 14 days for non-emergency faults, though a non-functioning washing machine in a family home may warrant faster action.
• Failure to repair can give tenants grounds to pursue a rent reduction or, in more serious cases, contact the local council's environmental health team.
• The Renters' Rights Act 2025 has strengthened tenant protections around property standards, making timely repairs and clear maintenance records more important than ever for landlords.

Our engineers at Voltrade regularly work with landlords managing rental properties across Chertsey and Surrey who need a fast, documented repair to stay compliant. Using the Voltrade GoFIX diagnostic tool, we can identify the root cause of a non-spinning washing machine on the first visit, which cuts down on repeat call-outs and gives landlords a clear written record of the fault and fix.

What Tenants Are Expected to Handle

Tenants aren't entirely off the hook. There's a clear distinction between fair wear and tear - which is the landlord's responsibility - and damage or neglect caused by the tenant themselves.

If a washing machine stops spinning because of something the tenant did, the cost of repair can reasonably be passed on. Common tenant-related causes include:

• Overloading the drum. Consistently stuffing a machine beyond its rated capacity puts serious strain on the motor, drive belt and bearings. Most domestic machines are rated at 7 to 9kg dry weight. A single overloaded wash might not cause immediate damage, but doing it regularly will shorten the machine's life considerably.
• Leaving foreign objects in pockets. Coins, keys and hair clips find their way into the pump filter or drum mechanism and can jam the spin cycle completely. Brands like Bosch and Samsung have small mesh filters on their pump outlets that need clearing. If a tenant hasn't done basic maintenance like this and a blockage has caused a fault, that can be considered negligence.
• Misusing the machine for unsuitable loads. Putting in very heavy items that create severe imbalance repeatedly - or using the machine for things it isn't designed for - can damage shock absorbers and drum suspension springs well before they'd normally fail.

Tenants are also expected to handle routine tasks that don't count as repairs: cleaning the detergent drawer, clearing the pump filter every few months, and not ignoring error codes that flag a blockage. These are basic maintenance, not repairs, and the cost of a callout to fix a problem a tenant could have resolved themselves can legitimately be charged back.

Grey Areas - Where Disputes Happen

The line between landlord responsibility and tenant negligence isn't always clean, and this is where most disputes in rental properties arise.

Worn Carbon Brushes

Carbon brushes wear out over time on machines with brushed motors - this is normal wear and tear, not tenant damage. Landlords sometimes argue the machine was working when the tenant moved in and must therefore have been damaged. If the property is let with an older Hotpoint or Beko machine, worn brushes after a few years of heavy use are entirely expected. Replacement typically costs between 80 and 120 pounds including labour.

Drive Belt Failure

The drive belt connects the motor to the drum and stretches or snaps over time with normal use. Again, this is usually wear and tear - but if a tenant has consistently overloaded the machine, an argument can be made that premature belt failure is their responsibility. Drive belt replacement typically costs between 60 and 100 pounds all in.

Bearing Failure

Drum bearing failure is one of the most common reasons a washing machine won't spin properly or makes a loud grinding noise during the spin cycle. Bearings wear out with age and use. Replacing them on a mid-range Beko or LG machine typically costs between 150 and 250 pounds. On some sealed-drum machines, it's not economical to repair at all. Disputes arise when landlords try to charge tenants for a repair that was inevitable given the machine's age.

The Age Question

An appliance provided with a rental property doesn't have an infinite lifespan. A washing machine more than eight to ten years old that develops a fault is almost certainly failing due to age rather than tenant misuse. Tenants should document the condition of appliances when they move in - photographs and a written inventory are the best protection on both sides.

How to Report This Issue (Tenant Perspective)

If your washing machine has stopped spinning, report it to your landlord or letting agent promptly. Here's how to do it in a way that protects you:

1. Check the basics first. Make sure the machine isn't pausing due to an unbalanced load. Redistribute the clothes in the drum and try a short spin cycle. Check that the door is fully closed - machines from LG and Samsung use a door interlock that prevents spinning if the latch isn't properly engaged. Look for an error code on the display and check the manual or look it up online.
2. Clear the pump filter. Most machines have a small access panel at the front bottom. Put a towel down, unscrew the filter and clear any debris. If the machine can't drain, it won't spin. This is something tenants can do themselves and it fixes a surprising number of spin faults.
3. Notify in writing. Send an email or message through your letting agent's portal. Include the date, a description of the fault, the machine's make and model (usually on a sticker inside the door or door frame), and any error codes shown on the display. Written communication creates a paper trail.
4. Follow up if there's no response within 48 hours. A non-functioning washing machine is a reasonable urgent repair, particularly in a family home with young children. Keep all correspondence.
5. Contact your local council if the landlord doesn't act. Surrey councils have environmental health teams that can serve improvement notices on landlords who fail to maintain appliances in habitable properties.

Don't arrange your own repair and expect to deduct the cost from rent without explicit written permission from your landlord. This can create significant legal complications even if the repair itself was entirely reasonable.

Getting It Fixed Quickly in Chertsey Rental Properties

Chertsey is a well-connected town in north Surrey with a mix of older Victorian terraces, 1960s and 1970s semi-detached houses and more modern developments - all with different generations of appliances in them. Our engineers work across the area regularly and are familiar with the common machine types found in local rental stock.

The most common non-spinning faults we encounter in Chertsey properties are:

• Faulty door latch or lid switch - prevents the drum from engaging the spin cycle. Typically 80 to 150 pounds all in.
• Blocked pump preventing drainage - the machine won't spin because it can't first drain the water. Typically 60 to 100 pounds.
• Worn carbon brushes - common on older Hotpoint, Beko and Indesit motors. Typically 80 to 120 pounds.
• Snapped drive belt - the drum spins freely by hand but won't spin under power. Typically 60 to 100 pounds.
• Faulty control board (PCB) - the machine starts and fills but won't reach the spin cycle. More complex and can cost 150 to 300 pounds depending on model. On older machines, it's worth comparing this against the cost of replacement.
• Drum bearing failure - usually accompanied by a loud rumbling or grinding during the spin. Replacement costs 150 to 250 pounds but may be uneconomical on older machines.

Modern machines from Samsung, Bosch and LG typically have self-diagnostic systems that log fault codes internally. The Voltrade GoFIX tool can pull these codes during the diagnostic visit, which speeds up fault identification and means the engineer often arrives with the right part already on the van - cutting out second visits.

For landlords managing multiple properties in Chertsey or across Surrey, fast turnaround matters. A tenant without a functioning washing machine is a dissatisfied tenant, and the complaint trail can escalate quickly.

Documentation You Should Keep

Whether you're a landlord or a tenant, documentation protects you if a dispute arises later. Here's what both sides should be holding on to:

Landlords should retain:

• Proof of purchase and installation records for any appliances provided with the property
• The signed inventory from the start of the tenancy, including the condition of all appliances
• Written repair requests from tenants, with dates received
• Engineer invoices and diagnostic reports for any repairs carried out
• Any written communication about the fault and its resolution

Tenants should retain:

• Photographs taken when you moved in showing the condition of all appliances
• A copy of the signed inventory
• All written communication with the landlord or agent about the fault, including dates
• Dates and times of any verbal conversations, confirmed in a follow-up message afterwards
• Engineer reports or receipts if you arranged a repair yourself - but only if you had written permission to do so

If a deposit dispute arises at the end of a tenancy involving appliance damage, adjudicators through schemes like the Tenancy Deposit Scheme (TDS) or MyDeposits will look at the inventory, the check-in photographs and the maintenance records. A clear paper trail wins disputes. A verbal argument doesn't.

Landlord and Tenant Questions

Can a landlord charge a tenant for a washing machine repair if the machine is old?

Generally, no. If a washing machine provided with a rental property is more than seven or eight years old and develops a fault consistent with age - worn bearings, failed carbon brushes, a broken drive belt - it's very difficult for a landlord to justify charging the tenant. The exception is clear evidence of misuse or deliberate damage. Age-related failure is the landlord's responsibility, and any attempt to deduct this from a deposit is likely to fail at adjudication.

What if the landlord says the washing machine isn't included in the tenancy?

Check your tenancy agreement carefully. If a washing machine is listed in the inventory or described in any marketing materials or correspondence as being provided with the property, most tenancy adjudicators and county courts will consider it part of the let. If it isn't included - some landlords in Surrey explicitly exclude appliances in writing - then repair responsibility may sit with the tenant if they chose to use it.

How long does a landlord have to fix a broken washing machine?

UK law doesn't specify exact timeframes for non-emergency appliance repairs, but "within a reasonable time" is the standard applied. In practice, most landlords and letting agents work to a 14-day window for non-urgent repairs. A washing machine is generally considered non-emergency - but for families with young children, or in a Chertsey property where there's no launderette nearby, a protracted delay could start to affect the habitability argument.

Can a tenant arrange their own repair and deduct the cost from rent?

This is risky and not recommended without explicit written permission from your landlord first. Some tenancy agreements prohibit it outright. Deducting repair costs from rent without authorisation can be treated as rent arrears, which can affect your tenancy and leave a mark on rental references. If your landlord is failing to act after written requests, contacting the local council's environmental health team is the safer route.

Does the Renters' Rights Act 2025 change anything for appliance repairs?

The Renters' Rights Act 2025 strengthens tenant protections in England, including around property standards and the right to a habitable home. While it doesn't specifically name individual appliances, the principle that landlords must maintain properties in a fit condition is now more solidly enforced. For landlords with properties in Chertsey and across Surrey, keeping good maintenance records and responding promptly to repair requests is more important than ever to avoid formal complaints and potential financial penalties.

Frequently Asked Questions

Why has my washing machine stopped spinning but still fills with water?

This usually points to a drainage problem, a worn drive belt, failed carbon brushes or a faulty door latch rather than a problem with the water inlet. If the machine fills but won't spin or drain, start by clearing the pump filter. If the drum turns freely by hand but won't spin on a cycle, a snapped belt or worn brushes are the most likely culprits. An engineer can typically diagnose and fix this in a single visit.

Is it worth repairing a washing machine that won't spin, or should I replace it?

A useful rule of thumb is to compare the repair cost against 50 per cent of the cost of a new equivalent machine. If the repair costs more than that threshold - or if the machine is already more than eight years old with significant prior faults - replacement is often the more practical choice. For landlords managing Chertsey rental properties, replacing a failing older machine can reduce ongoing maintenance costs and tenant complaints considerably.

How can I tell if the drum bearings have gone on my washing machine?

The most obvious sign is a loud rumbling, grinding or roaring noise during the spin cycle that gets worse at higher spin speeds. You can also check by opening the door and pushing the drum up and down - if there's noticeable movement or play, the bearings are worn. On some machines you'll also see rust marks or water staining around the drum seal. Bearing replacement on machines from Bosch or LG typically costs between 150 and 250 pounds.

What does a Samsung or Bosch error code mean when my machine won't spin?

Error codes vary by manufacturer and model, but a few common ones relevant to spin faults include E4 or UE on Samsung machines (unbalanced load), and E18 or F18 on Bosch machines (drainage fault preventing spin). Always check the model-specific manual for exact code meanings. The Voltrade GoFIX diagnostic tool reads these codes directly from the machine's control board during an engineer visit, which speeds up diagnosis and reduces the chance of misdiagnosis on the first call-out.