Rents across England have risen by 47% over the past decade, pushing the average monthly rent to £1,398 by mid-2025. That figure alone tells you why so many tenants now feel they have to compromise. When you are spending that much, you expect working appliances, secure windows, and a heating system that actually heats. But the reality is that more and more rental listings are missing basic amenities, and tenants are left wondering whether to walk away or try to make it work.
I have been writing about the UK rental market for long enough to notice a pattern. The same questions come up again and again: “Can I ask the landlord to fix this before I move in?” and “What happens if the flat doesn’t have a washing machine?” The answers are rarely straightforward, because they depend on the type of tenancy, the wording of the lease, and the specific laws that apply. With the Renters’ Rights Act 2026 coming into force from May 1, some of those answers are about to change. But for now, you need a practical strategy for dealing with missing amenities without losing the property or your deposit. Here is what you actually need to know.
If you are looking at a flat that ticks most boxes but lacks something important — like a working oven or a secure front door — you need to know your rights before you sign anything. I have seen tenants accept properties with missing amenities only to spend months chasing repairs that never come. A better approach is to negotiate before you commit. For example, if the listing says “no washing machine,” you can ask the landlord to install one as a condition of the lease. If they refuse, you at least know where you stand. And if you are worried about being taken advantage of, it is worth reading up on how to spot rental scams on Facebook Marketplace before you hand over any money.
What Counts as a Missing Amenity Under UK Tenancy Law
The first thing to understand is that not every missing feature is a legal problem. A flat without a dishwasher is inconvenient, but it is not a breach of the landlord’s obligations. A flat without a working smoke alarm, on the other hand, is illegal. The distinction matters because it determines what you can actually enforce.
Under current law, landlords must provide a property that is fit for human habitation. That includes working heating, hot water, electricity, and sanitation. It also requires smoke alarms on every floor and carbon monoxide detectors in rooms with solid fuel appliances. Anything beyond that — like a washing machine, a tumble dryer, or a fitted kitchen — is only required if the tenancy agreement specifically says it is included. I always tell tenants to read the inventory and the lease side by side. If the lease mentions a “fully fitted kitchen” and the oven is missing, that is a breach of contract. If the lease says nothing about appliances, you have no legal right to demand them.
This is where the maximum occupancy rules also come into play. A flat that is overcrowded or lacks basic amenities can be reported to the local council, which has the power to issue improvement notices. But that is a slow process. For most tenants, the smarter move is to negotiate before signing.
Why Missing Amenities Matter More Than You Think
A flat without a washing machine might save you £100 a month on rent, but it could cost you £200 a month in launderette fees and travel time. That is the kind of trade-off that is easy to overlook when you are desperate to secure a property. I have seen tenants accept a flat with no oven, only to realise they spend more on takeaway than they saved on rent. The numbers add up quickly.
Consider this: a typical 1-bedroom flat in London averages £2,100 per month. If you find one for £1,900 but it has no washing machine and no dishwasher, you are saving £200 a month. But a launderette visit costs around £8 to £12 per load, and if you do two loads a week, that is £80 to £96 a month. Add in the cost of a portable dishwasher or the time spent washing up, and the saving shrinks to almost nothing. The real cost is not just financial — it is the daily inconvenience of living without something you rely on.
There is also a demographic angle worth noting. Tenants with children or disabilities are disproportionately affected by missing amenities. A flat without a lift on the third floor is not just inconvenient for someone with mobility issues — it can be a barrier to daily life. The Renters’ Rights Act 2026 will make it illegal for landlords to discriminate against tenants with children, but it does not yet mandate specific amenities for accessibility. If you fall into either group, you need to be especially thorough during viewings.
My advice is to calculate the total cost of living in the flat, not just the rent. Factor in launderette trips, takeaway meals, and any equipment you would need to buy yourself. If the numbers still work, the missing amenity might be acceptable. If they do not, walk away. There is always another flat, even in a tight market.
Where Tenants Go Wrong When Amenities Are Missing
The most common mistake I see is assuming the landlord will fix something after you move in. Tenants sign the lease thinking, “I will just ask them to install a washing machine next week.” But once the lease is signed, the landlord has no obligation to add amenities that were not in the agreement. You lose your leverage the moment you hand over the deposit.
Assuming Verbal Promises Are Binding
A landlord might say, “I will put a washing machine in next month” during the viewing. If it is not written into the tenancy agreement, that promise is almost impossible to enforce. I have heard from tenants who chased landlords for months over a verbal promise, only to be told there was no record of it. Always get promises in writing — either as an addendum to the lease or in an email exchange before you pay the holding deposit. If the landlord refuses to put it in writing, treat that as a red flag.
Ignoring the Heating System
Heating is a legal requirement, but tenants often fail to check the boiler age or ask about the last service. A flat with an old, inefficient boiler can cost you hundreds of pounds a year in extra energy bills. During the viewing, ask to see the boiler and check for a service record. If the landlord cannot provide one, that is a warning sign. You can also look for signs of damp or mould, which often indicate poor heating or insulation. A Wi-Fi water leak detector is a cheap way to monitor for hidden leaks after you move in, but it is better to spot the problem before you sign.
Overlooking Security Features
Secure locks on doors and windows are a legal requirement, but many tenants do not check them properly. A missing or broken lock is not just an inconvenience — it is a safety risk and a potential breach of the landlord’s duty of care. Test every lock during the viewing. If the front door has a weak lock or the windows do not close properly, ask the landlord to fix it before you move in. If they refuse, you have grounds to report them to the local council. For extra peace of mind, a door alarm sensor can alert you if a door or window is opened unexpectedly.
Not Checking Broadband and Phone Signal
This one catches people out all the time. You move into a flat that looks perfect, only to discover you cannot get a reliable broadband connection or phone signal. In 2026, with many people working from home at least part of the time, that is a dealbreaker. Test your phone signal in every room during the viewing. Ask the landlord or agent about available broadband speeds and whether fibre is installed. If they cannot give you a straight answer, check with providers yourself before you commit.
→ Scroll right to see all columns
| Amenity | Legal Requirement? | What to Do If Missing |
|---|---|---|
| Smoke alarm | Yes — required on every floor | Report to council immediately; do not move in |
| Carbon monoxide detector | Yes — in rooms with solid fuel appliances | Request installation before signing lease |
| Secure locks on doors/windows | Yes — part of fitness for habitation | Ask landlord to fix before move-in; document everything |
| Working heating and hot water | Yes — legal requirement | Check boiler age and service record; report if faulty |
| Washing machine | No — unless specified in lease | Negotiate as a condition of the tenancy |
| Dishwasher | No — not a legal requirement | Accept or negotiate; not enforceable after signing |
| Broadband/fibre | No — but increasingly essential | Check availability before signing; test phone signal |
How to Negotiate and Protect Yourself When Amenities Are Missing
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If you have found a flat you like but it is missing an amenity you need, you have three options: negotiate, accept, or walk away. Here is how to approach each one.
Negotiate Before You Pay the Holding Deposit
The holding deposit — capped at one week’s rent — is the point where you have the most leverage. Once you pay it, the landlord cannot market the property to anyone else. Use that window to negotiate. Write an email listing the missing amenities you want installed and ask the landlord to confirm in writing that they will be added before the tenancy starts. If they agree, make sure the lease or an addendum reflects that. If they refuse, you can decide whether to proceed or withdraw. If you withdraw, the holding deposit must be returned unless you provided false information or changed your mind for no reason.
For example, if the flat has no washing machine, you could say: “I am happy to proceed with the tenancy on the condition that a washing machine is installed in the kitchen before the move-in date. Please confirm this in writing.” Most landlords would rather install a £300 washing machine than lose a tenant who will pay £25,000 a year in rent.
Accept and Budget for the Gap
If the landlord refuses to install the missing amenity and you still want the flat, you need to budget for the gap. That might mean buying a portable washing machine, a dehumidifier, or a space heater. These are not ideal solutions, but they can make the flat livable while you save for a better option. A smoke alarm with a 10-year battery is a sensible purchase if the flat’s existing alarm looks old or untested. Just remember that anything you buy is your property — you take it with you when you leave.
Know When to Walk Away
Some missing amenities are non-negotiable. If the flat has no working smoke alarm, no secure locks, or visible signs of damp and mould, do not move in. These are not just inconveniences — they are safety hazards. The Renters’ Rights Act 2026 will introduce Awaab’s Law to the private rented sector, setting strict timeframes for landlords to fix serious hazards. But that law is not yet in force, and even when it is, you do not want to be living in a hazardous property while you wait for enforcement. Walk away and find somewhere safer.
What to Do After You Move In
If you have moved in and discovered a missing amenity that was promised in the lease, you have legal options. First, send a written request to the landlord asking them to remedy the breach. Give them a reasonable timeframe — usually 14 days. If they do not respond, you can escalate to the local council’s environmental health department or, from 2026, the new Private Rented Sector Landlord Ombudsman. For serious breaches, you may be entitled to a rent reduction or even to terminate the tenancy early. If the dispute is complex, it is worth speaking to a tenant landlord lawyer who can advise on your specific situation.
Frequently Asked Questions
Can I withhold rent if an amenity is missing? ▾
What if the landlord promised an amenity but did not put it in writing? ▾
Does the Renters’ Rights Act 2026 require landlords to provide a washing machine? ▾
Can I break my lease if the flat has no heating? ▾
What counts as a “serious hazard” under Awaab’s Law? ▾
Is it worth buying a portable washing machine for a flat without one? ▾
Sources and Further Reading
UK Apartment Checklist: Avoid Rookie Mistakes, Rent Like a Pro — A full walkthrough of what to inspect during viewings, from flooring to fixtures, so you never miss a critical detail.
What to Know About Deposit Protection in the UK — Explains how your deposit must be protected, what happens if it is not, and how to claim it back when you move out.
Renting in London: The Ultimate 2026 Tenant Guide & Market Update. The New Address, 2026.
What to Look for When Renting an Apartment. Paragon Living, 2025.
Guide to the Renters’ Rights Act. UK Government, 2025.
