Washing Machine Not Spinning in a Chichester Rental Property - Common Causes and Who Should Fix It

Published July 2026 | Washing Machine Not Spinning Common Causes and Fixes

Landlord Obligations Under Current Regulations

Under Section 11 of the Landlord and Tenant Act 1985, landlords must keep in repair and proper working order any appliances they have provided as part of the tenancy. If a washing machine came with the property and stops spinning, that repair obligation falls on the landlord - not the tenant.

The Homes (Fitness for Human Habitation) Act 2018 reinforced this further. A property must remain fit to live in throughout the tenancy. While a broken washing machine doesn't automatically make a property unfit for habitation in the legal sense, it does create a repair obligation that landlords can't simply ignore or delay indefinitely.

In practical terms, this means:

• If the washing machine was listed in the inventory as a landlord-supplied appliance, the landlord is responsible for repairs and replacement.
• If the machine develops a fault through normal wear and tear - worn drum bearings, a failing motor, a seized pump - the landlord must arrange and pay for the fix.
• Landlords cannot pass repair costs to tenants simply because the machine is old or inconvenient to replace.

Our engineers commonly see landlords in the Chichester area caught out by this when a Hotpoint or Beko machine that came with a buy-to-let property develops a fault several years into the tenancy. The instinct is sometimes to say "it was working when they moved in." That may be true, but it doesn't change the legal position on wear-and-tear faults.

For landlords managing rental portfolios in West Sussex, it's worth having a plan for appliance breakdowns before they happen. Knowing a reliable appliance repair engineer locally means you're not scrambling when a tenant reports a non-spinning machine on a Sunday afternoon.

What Tenants Are Expected to Handle

Tenants do carry some responsibilities appliances. The core principle is that tenants must use appliances in a reasonable and proper way. If a washing machine stops spinning because of something a tenant did - or failed to do - the cost of repair can fall on them rather than the landlord.

Common tenant-side causes of spin failures include:

1. Overloading the drum - putting too much laundry in forces the machine out of balance during the spin cycle. Modern machines from Bosch, Samsung and LG will typically stop the cycle rather than risk damage. Repeatedly overloading strains drum bearings and motors over time.
2. Leaving foreign objects in pockets - coins, keys and hair clips are the most frequent culprits. They get into the pump filter or the pump itself, block drainage, and stop the spin. This is entirely preventable.
3. Not cleaning the pump filter - most washing machines have an accessible filter at the front behind a small panel near the base. If it's never cleaned, it blocks solid. A blocked filter stops draining, and a machine that can't drain won't spin.
4. Using the wrong detergent or too much of it - excess detergent causes over-sudsing, which some machines detect and respond to by pausing or cancelling the spin cycle entirely.

None of these are complex maintenance tasks. If a tenant reports a non-spinning machine and our engineers find the cause is a clogged filter packed with coins and debris that hasn't been touched in years, that opens a conversation about tenant responsibility. A reasonable landlord will want to understand what caused the fault before deciding who pays - which is exactly why proper reporting and documentation matters so much.

Grey Areas - Where Disputes Happen

The tricky cases sit between clear landlord liability and obvious tenant misuse. This is where most disputes happen, and they're more common than either side expects.

One common grey area is a machine that was already ageing when a new tenant moved in. If a Beko or Hotpoint washing machine was already eight or nine years old at the start of a tenancy, the point at which it develops a fault is difficult to attribute cleanly to either party. The landlord will argue the tenant accelerated the failure. The tenant will argue it was already on its last legs.

Another grey area is limescale damage. West Sussex sits in a hard water area, and limescale builds up in washing machine elements, drum seals and pump components over time. Whether limescale damage counts as wear and tear or tenant neglect for not using descaler products depends on how severe the buildup is, how long the tenant has been in the property, and whether the landlord ever mentioned descaling in any tenancy guidance.

Our engineers also regularly see disputes arise around:

• Machines that were never quite right from day one and the tenant never formally reported the issue
• Damage from a burst hose fill that the tenant noticed but didn't report promptly
• Machines repaired cheaply between tenancies that then fail again within a few months of a new tenant moving in

The general principle: if you can't clearly point to something the tenant did wrong, landlord liability typically applies. But documenting the condition of appliances at check-in is the most effective way to avoid these arguments altogether.

How to Report This Issue as a Tenant

If your washing machine has stopped spinning and it's a landlord-supplied appliance, you need to report it properly. A single text message is a start, but it's rarely enough protection if things get difficult later.

Here's what to do:

1. Report in writing - email is ideal. Include the date, a description of the fault (won't spin, stops mid-cycle, makes a noise then cuts out, etc.), the make and model if you can find it, and any error codes on the display. Machines from Bosch, Samsung and LG typically show error codes that point directly to the fault type.
2. Give a clear and reasonable timeframe - ask for a response within 24 to 48 hours and a repair date within a week. For a non-emergency appliance fault, that's a fair expectation.
3. Use the Voltrade GoFIX diagnostic tool - running a quick diagnostic before contacting your landlord helps you describe the fault more precisely. A specific fault description almost always leads to a faster repair.
4. Keep records of all communication - save emails and screenshot any text conversations. If the landlord doesn't respond, send a follow-up in writing after 48 hours and keep a copy.
5. Escalate if needed - if the landlord fails to respond within a reasonable period, you can contact your local council's private sector housing team. They can intervene where landlords are failing to carry out repairs.
6. Formal routes as a last resort - tenants can apply to a First-tier Tribunal (Property Chamber) to require repairs, or pursue rent repayment orders where conditions are persistently poor.

In most cases, landlords do respond when a repair is properly reported in writing. Most disputes come from vague or verbal-only reporting, landlords not sourcing a repairer quickly enough, or tenants not following up after the initial message.

Getting It Fixed Quickly in Chichester Rental Properties

A washing machine that won't spin is a practical problem that needs a practical fix. Here's what our engineers typically find as the most common causes, and what sorting them out actually involves.

The most common reason a machine stops spinning is a drainage problem. The machine can't spin until it's drained. Causes include a blocked pump filter (most common, often sorted in ten minutes without any parts), a failed drain pump (typically between 80 and 150 pounds including labour), or a kinked or blocked drain hose.

The second most common cause is a door or lid latch fault. Modern machines won't spin if the door interlock sensor doesn't confirm the door is properly closed. A faulty door latch or interlock typically costs between 60 and 120 pounds to repair.

Other faults our engineers regularly attend in Chichester properties include:

• Worn carbon brushes on the motor - a gradual fault, often preceded by the machine spinning weakly or intermittently before stopping altogether. Brush replacement is typically between 70 and 130 pounds.
• Failed drive belt - more common on older machines. Belt replacement usually comes in between 50 and 100 pounds all in.
• Faulty control board or motor - these are the expensive repairs. A motor replacement on a mid-range Samsung or LG machine can run between 150 and 300 pounds. At that point, for a machine over seven years old, replacement often makes more financial sense than repair.

For landlords with properties across the Chichester area, appliance engineers typically charge between 60 and 90 pounds for a diagnostic call-out in West Sussex. That cost is usually offset against the repair if you proceed with the fix. One thing worth saying clearly: a washing machine under five years old is almost always worth repairing. One over eight years old, particularly a budget-end brand, often isn't - and a good engineer will tell you that before ordering parts.

Documentation You Should Keep

Whether you're a landlord or a tenant, documentation is your protection if a dispute arises. It's the part both sides tend to neglect until they need it.

Landlords should keep:

• A copy of the signed check-in inventory with photos of all appliances showing their condition at the start of the tenancy
• Make, model and serial number of every appliance provided
• Receipts or records for any repairs or servicing carried out between tenancies
• All written correspondence with tenants about reported faults, including dates and your responses
• Engineer invoices and reports for any repairs during the tenancy

Tenants should keep:

• A copy of the check-in inventory, noting any pre-existing condition of appliances
• Copies of all written fault reports sent to the landlord
• Photos or short videos of the fault where possible - even a brief clip of the machine stopping mid-spin cycle is useful evidence
• Records of any response (or lack of response) from the landlord
• Any engineer reports produced during repairs

If a dispute in a Chichester rental property ends up before a deposit scheme adjudicator or a tribunal, documentation is what decides the outcome. A landlord with a signed inventory showing a machine in good condition at check-in, plus an engineer's report attributing the failure to pump damage caused by foreign objects, is in a solid position. A tenant with a paper trail showing they reported the fault promptly and waited four weeks for a response is equally well-placed. Get your paperwork in order from day one.

Landlord and Tenant Questions

Can a landlord deduct repair costs from a tenant's deposit if the washing machine breaks down?

Only if the landlord can demonstrate that the damage was caused by the tenant's misuse, not normal wear and tear. A fault caused by a blocked filter full of coins and pocket debris is different from a motor that's worn out after years of normal use. The landlord needs evidence - typically an engineer's report attributing the fault specifically to misuse - to make a successful deposit deduction claim through the relevant scheme.

What if the washing machine keeps breaking down repeatedly - can the tenant demand a replacement?

If a landlord-supplied appliance fails repeatedly and repairs aren't resolving the underlying problem, a tenant can reasonably argue it's no longer in proper working order as required under the Landlord and Tenant Act. There's no automatic statutory right to a replacement, but persistent failure supports a formal complaint to the local housing authority or a tribunal application. In practice, most landlords will replace a machine that keeps failing rather than face escalating repair costs and potential legal action.

Is the landlord responsible if the tenant brought their own washing machine and it breaks?

No. If the tenant purchased and installed their own appliance, the repair or replacement cost sits entirely with them. Landlord obligations cover appliances that were part of the tenancy at the start. If a tenant wants to swap out a landlord-supplied machine for their own, they should agree this in writing with the landlord first - and be clear about what happens to the original appliance.

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

There's no fixed legal deadline for non-urgent appliance repairs, but a reasonable timeframe is expected. A landlord should typically acknowledge a written repair report within 24 to 48 hours and arrange a repair within five to seven working days for a standard fault. Failure to act within a reasonable period after proper written notice gives a tenant grounds to escalate - to the council's private sector housing team, or through formal legal channels if necessary.

Can a landlord in Chichester include a clause in the tenancy agreement making the tenant responsible for appliance repairs?

Landlords sometimes try to include clauses shifting repair responsibility to tenants. Under the Landlord and Tenant Act 1985 and consumer contract regulations, clauses that attempt to remove a landlord's statutory repair obligations are likely unenforceable. A clause requiring tenants to carry out "minor repairs" or maintain appliances through "proper use" may carry some limited weight, but it cannot override core legal obligations for appliances the landlord provided as part of the let.