Washing Machine Not Spinning in Portsmouth Rental Properties - Who Pays and How to Fix It

Published August 2026 | Washing Machine Repair

A washing machine that refuses to spin is one of the most common appliance complaints our engineers deal with across Portsmouth and the wider Hampshire area. For tenants it means damp clothes piling up and no clear idea of who is supposed to sort it. For landlords it means urgent messages, potential disputes, and repair bills landing in the inbox. This guide cuts through the confusion - covering legal responsibilities, the faults most likely causing the problem, and how to get it resolved without unnecessary argument.

Landlord Obligations Under Current Regulations

If a landlord provides a washing machine as part of a furnished or part-furnished tenancy, they are legally obliged to keep it in proper working order. This falls under the Landlord and Tenant Act 1985, which requires landlords to maintain the structure, installations, and appliances they have supplied. Failing to do so can constitute a breach of the tenancy agreement and leave the landlord exposed to a formal complaint or rent withholding claim.

The key word is "supplied". If the machine was in the property when the tenant moved in and is listed on the inventory, the landlord owns the responsibility for it. In Portsmouth's competitive rental market, landlords commonly include white goods as standard to attract tenants, which means this situation comes up regularly across the city.

In practical terms, a landlord's obligations include:

• Arranging repairs within a reasonable timeframe - typically within a few days for essential appliances
• Covering the cost of a qualified engineer's call-out and labour
• Replacing the appliance if it cannot be economically repaired
• Not deducting repair costs from the deposit unless the tenant demonstrably caused the fault through misuse

Our engineers regularly attend Portsmouth properties and encounter landlords surprised to learn that an ageing Hotpoint or Beko machine they inherited with the property is still their legal responsibility. Age alone does not reduce that duty - a worn-out machine is wear and tear, not a tenant problem.

What Tenants Are Expected to Handle

Tenants are not entirely off the hook. There is a clear set of routine maintenance tasks that fall to the occupier, and failing to carry them out can directly cause a washing machine to stop spinning. More importantly, if a tenant's neglect is proven to have caused the fault, they can be held financially responsible for the repair bill.

The tasks tenants are generally expected to handle include:

1. Cleaning the filter regularly. Most front-loading machines have a pump filter - typically behind a small access panel at the front base - that collects fluff, coins, hair grips, and other debris. A blocked filter is one of the most common reasons a machine refuses to spin, because the drum cannot drain and the machine stops the cycle as a safety measure. Cleaning it takes around five minutes and costs nothing.
2. Not overloading the drum. Overloading is a leading cause of spin failures and is also hard on bearings and motor brushes over time. Brands like Bosch, Samsung, and LG build in load-sensing technology, but repeatedly pushing the machine well beyond its rated capacity causes real mechanical damage.
3. Reporting faults promptly. Tenants who notice unusual noises, vibrations, or error codes and let it run for weeks can be considered to have worsened the damage. Reporting quickly - in writing - protects both parties.
4. Using the machine correctly. Running the wrong programme for the load, using unsuitable detergent, or letting the machine vibrate across a tiled floor without feet properly levelled all contribute to premature wear. Following the manual is part of reasonable care.

If a tenant contacts us having not cleaned the filter in two years, and the pump has seized as a result, that conversation is very different to one where the machine has simply worn out through normal everyday use.

Grey Areas - Where Disputes Happen

The real friction between landlords and tenants tends to appear in the middle ground - situations where neither the "landlord fault" nor "tenant fault" framing fits cleanly. These are the cases our engineers see turn into deposit disputes most often.

The appliance is old

A washing machine typically lasts between 10 and 13 years with normal domestic use. If a landlord's machine is eight or nine years old and the motor brushes wear out, that is arguably normal wear and tear rather than tenant damage. Courts and deposit scheme adjudicators generally take this view. Landlords who try to charge tenants for replacing machines that simply reached the end of their lifespan tend to find those claims rejected.

The tenant supplied their own machine

If a tenant brought their own washing machine into the property - perhaps because the landlord provided none - the landlord has zero obligation to repair it. The tenant owns it and is wholly responsible for repair and replacement. Always confirm this in writing at the start of the tenancy to avoid any confusion later.

The property caused the damage

If poor plumbing in the property - a drain that backs up periodically, or a water supply with abnormally high pressure - contributed to pump failure, the landlord cannot reasonably pass that cost to the tenant. Similarly, if damp conditions within the property have corroded electrical components, that falls squarely on the landlord's side of the line.

Unreported faults that worsened over time

This one cuts both ways. If the machine was making grinding noises for months and the tenant reported it in writing and the landlord ignored it, the landlord will struggle to recover costs if the fault worsened. If the tenant never reported it and the damage escalated as a result, the landlord has a much stronger argument for a contribution towards the repair.

How to Report This Issue as a Tenant

Reporting a faulty washing machine correctly protects your rights. Verbal complaints are easy to deny. Written ones create a paper trail that matters if the dispute ever reaches a deposit scheme or small claims court.

Follow these steps:

1. Try the basic checks first. Before contacting your landlord, check the filter for blockages, confirm the door is fully latched, and make sure the drum is not overloaded or unbalanced. Many machines - including LG and Samsung models - display error codes that point directly to the problem. UE or UB usually indicates an unbalanced load; OE typically points to a drainage issue. If you can fix it yourself in five minutes, do so.
2. Document the fault. Take a short video of the machine failing to spin and note any error codes shown on the display. This is useful evidence if a dispute arises later.
3. Contact your landlord or letting agent in writing. Send an email or text rather than relying on a phone call. State clearly what the fault is, when it started, any error codes displayed, and that you are requesting a repair. Keep a copy of everything.
4. Set a clear, reasonable deadline. Ask that the repair be arranged within a specified number of days. Seven to ten days is generally considered reasonable for an appliance like this. For families with young children, or where the washing machine is the only laundry option in the property, a shorter turnaround is not unreasonable to request.
5. Escalate if necessary. If your landlord does not respond or refuses to act, follow up again in writing. If the issue continues, Portsmouth City Council's housing team can provide guidance, and Citizens Advice can advise on your options including formal complaint routes.

Before contacting your landlord, it is worth running the Voltrade GoFIX diagnostic tool to identify the likely cause. Having a written fault assessment - rather than just "it won't spin" - makes your report more credible and speeds up the process for everyone involved.

Getting It Fixed Quickly in Portsmouth Rental Properties

Once responsibility is established, the priority is getting the machine working again. These are the faults our engineers deal with most frequently in Portsmouth, along with typical 2026 UK repair costs.

Blocked drain pump or filter

This is the single most common cause of a washing machine refusing to spin. The drum fills and washes normally, but the machine cannot progress to the spin cycle because it has not drained. A professional filter clean and pump inspection typically costs between 60 and 100 pounds including labour. If the pump itself has seized and needs replacing, expect to pay between 100 and 160 pounds in parts and labour.

Worn motor carbon brushes

Motor carbon brushes are a wear part, and they are the repair our engineers most commonly perform on machines over five years old. When the brushes wear down, the motor loses the ability to drive the drum at spin speed. This is particularly common on Hotpoint, Beko, and older Bosch machines. Replacement typically costs between 90 and 170 pounds including parts and labour, and when caught before total motor failure, it is a cost-effective fix.

Faulty door interlock

If the door interlock - the component that confirms to the machine the door is safely shut - fails, the machine will not spin as a safety precaution. You might notice the door feels loose, or the machine simply will not start a cycle at all. Door interlock replacement typically costs between 80 and 140 pounds.

Worn or broken drive belt

Older and budget-range machines often use a belt to transfer drive from the motor to the drum. When the belt snaps or stretches, spin function is lost entirely. A belt replacement typically costs between 80 and 150 pounds and is generally a quick job for an experienced engineer.

Speed sensor or control board fault

A faulty speed sensor can cause erratic spinning or no spin at all. Control board failures are less common but significantly more expensive - typically 150 to 300 pounds or more depending on the machine. On appliances over seven years old, it is often worth weighing repair cost against replacement. A new mid-range Samsung or LG machine currently costs from around 350 to 600 pounds at Hampshire appliance retailers, which changes the calculation considerably when the repair is pushing 250 pounds.

Unbalanced load

Not a fault as such, but worth covering. A single heavy item - a duvet, a pair of jeans, or a large towel - can trigger the machine's imbalance protection system and abort the spin. Redistributing the load evenly around the drum and running a spin-only cycle usually resolves it immediately at no cost. If this happens repeatedly it can indicate worn drum bearings, which is worth getting checked.

Documentation You Should Keep

Whether you are a landlord or a tenant in a Hampshire rental property, keeping clear records around appliance issues is practical protection. Disputes over deposit deductions for washing machine faults are more common than most people expect, and the side with better documentation almost always fares better with adjudicators.

Landlords should retain:

• Inventory records confirming the washing machine was included and its condition at the tenancy start
• Dated photographs or video from check-in and check-out
• Service records and any previous repair invoices
• Engineer invoices for any work carried out during the tenancy
• Written correspondence with tenants about reported faults and the responses given

Tenants should retain:

• All written communications with the landlord or letting agent about the fault - emails, texts, app messages
• Video or photographic evidence of the fault and any error codes displayed
• Any engineer reports obtained independently
• The signed check-in inventory from the start of the tenancy

If a dispute goes to the deposit protection scheme - and it is not unusual for this to happen with white goods in Portsmouth - an adjudicator will weigh this evidence carefully. A landlord who cannot prove the machine was in working order at the start of the tenancy will struggle to justify a deduction. A tenant who cannot show they reported the fault promptly may face a harder time arguing they did not worsen the damage.

Landlord and Tenant Questions

Can a landlord charge a tenant for a washing machine repair in a rented property?

A landlord can charge a tenant for repairs only if they can demonstrate that the tenant's misuse or negligence directly caused the fault - and they need evidence to back it up, not just an assumption. An engineer's written report stating the fault was caused by overloading, physical damage, or persistent neglect of routine maintenance is the standard form of evidence. Normal wear and tear, including component failure on an older machine, is the landlord's cost to absorb, not the tenant's.

What counts as a reasonable repair timeframe for a washing machine in a rental?

For most appliances, seven to ten working days is generally accepted as reasonable for arranging a repair or replacement. For households with young children, or where the washing machine is the only laundry option available in the property, a shorter turnaround is more appropriate and reasonable to request. If a landlord is unresponsive beyond two weeks with no valid explanation, the tenant has reasonable grounds to escalate to the local authority or the relevant deposit scheme.

My landlord is claiming the washing machine fault is my fault - what should I do?

Ask your landlord to provide the evidence supporting that claim. If they cannot produce an engineer's report or other documentation, you are within your rights to challenge it. You can arrange an independent engineer's assessment - the Voltrade GoFIX diagnostic tool can provide a written fault report to support your position. If the dispute continues, Citizens Advice or a housing solicitor can advise on your options, including raising a formal complaint with the deposit protection scheme if costs have been deducted unfairly.

Does a landlord have to replace a washing machine that cannot be repaired?

If the landlord included the washing machine in the tenancy agreement or inventory, they are responsible for ensuring it remains in working order throughout the tenancy. If the cost of repair is not economically viable - as is often the case when a control board fails on a machine that is already several years old - the landlord is generally expected to provide a suitable replacement. Check your tenancy agreement as it may include specific wording about appliances and their maintenance.

Can a tenant withhold rent if the landlord refuses to fix the washing machine?

Tenants should be very cautious about withholding rent unilaterally - doing so without following the correct legal process can put the tenant in breach of the tenancy agreement and create further problems. The correct route is to report the fault in writing, allow a reasonable period for response, and if the landlord fails to act, escalate to Portsmouth City Council's housing team or seek formal legal advice before taking any action that affects rent payments. Rent repayment orders and disrepair claims are the proper legal tools for serious cases.