Business · 4 min read · Updated 6 November 2026

Landlord guide: replacing and disposing of white goods in a rental

Who is responsible for which appliance

The starting point is the tenancy agreement and inventory. Appliances listed as provided by the landlord are usually the landlord's responsibility to keep in working order. Appliances the tenant brought with them belong to the tenant, including the job of getting rid of them. Disputes often arise where an old appliance was left by a previous tenant and never recorded, so make sure every appliance in the property is listed on the inventory with its make and condition.

Safety rules that apply to appliances

• Gas appliances supplied by the landlord need an annual gas safety check by a Gas Safe registered engineer
• In England, the fixed electrical installation needs inspecting at least every five years
• Portable appliance testing is not a legal requirement in most private lets but is widely recommended
• Check every appliance against product recall lists, especially tumble dryers and fridge freezers
• Keep manuals and serial numbers, as recalls are tracked by model

In houses in multiple occupation, local licensing conditions often require landlords to keep supplied electrical appliances in safe working order and may require evidence of testing, so check your licence.

Repair or replace?

A tenant without a working fridge or washing machine is a reasonable complaint, so act quickly. For appliances more than eight to ten years old, a significant repair often costs more than half the price of a new budget model, and replacing is usually the better long-term decision. A newer, more efficient appliance also helps the tenant with running costs, which can reduce complaints and void periods.

Disposing of the old appliance properly

As the owner of the appliance, the landlord carries the Duty of Care for its disposal. Use a registered waste carrier, a retailer take-back service when buying a like-for-like replacement, or the council bulky waste service if it accepts landlord waste. Many councils restrict bulky collections to residents' own household waste, so landlords and letting agents often need a private collector.

• Coordinate removal with delivery of the replacement so the tenant is not without a fridge for days
• Ask the tenant to empty and defrost a fridge or freezer 24 hours ahead
• Arrange gas or hard-wired disconnection before collection day
• Get a waste transfer note and save it with the property file

Appliances left behind by tenants

When a tenant leaves goods behind, the landlord cannot simply throw them away straight away. In England and Wales, the Torts (Interference with Goods) Act 1977 allows a landlord to give written notice to the former tenant, saying what was left, where it is and the date after which it will be disposed of, giving a reasonable time to collect it. Check the tenancy agreement, as many contain a clause about abandoned items. Take photos and keep a copy of the notice before arranging disposal.

End-of-tenancy and void period checklist

• Compare each appliance against the check-in inventory
• Test that every appliance works and note any faults
• Clean or replace seals on fridges, washing machines and dishwashers
• Remove broken or non-inventoried appliances before the next tenancy
• Book replacements and removals together where possible
• Update the inventory with new makes, models and serial numbers

Clearing several appliances from one or more properties in a single visit is usually cheaper per item than booking separate collections, which is worth planning for during voids.

Records worth keeping

Good records protect you if a tenant disputes a deduction, a council asks about waste, or a recall notice arrives years later.

• Inventory entry for each appliance with make, model, serial number and condition
• Gas safety records for any gas appliance you supply
• Repair invoices and engineer reports
• Waste transfer notes for every appliance removed
• Delivery notes and warranty details for replacements
• Notices sent to former tenants about items left behind

Store these digitally against each property so they are easy to find when an agent or tenant asks. If you sell the property, the appliance records are useful to pass on to the buyer.

Frequently asked questions

landlords white goods rental property letting agents