UK Landlord Forum / Life

Hello I am new to this forum so please excuse my Naivety. I have a number of houses and been a landlord for 20 ish years. I always used to be happy to repair/replace Kitchen electical items that were intergrated. However in the last month have had 2 washing maching, 3 ovens, 2 dishwashers all go wrong/die all of which are not that old but not worth reparing for the costs involved. I will replace each one however I have asked my letting agent who prepares my tenancy agreements for me now  to add a clause putting the cost of repair/repacements totally down to the tenants for all new issued contracts he has come back to me stating " under Section 11 of the housing act you as a landlord are responsible for any fitted appliance" and adding words from his legal man "the landlord cannot contract out the S11 duty under the Landlord & Tenant Act 1985 or liability under the Housing Health & Safety Rating System".  Can anyone out there advise on this as I do not buy the cheapest available electrical items but tenants never seem to look after items and my own items in my house of similar quality last a lot longer. Also a 1985 act seems very old in the current day and age.  I would appreachiate any help and thank in in advance for your points of view

Hi
you posted this question on the tenant forum, and despite this being the more appropriate place to field the question, you did receive a number of replies. Were any of the responses of any use to you?

I only ask as you do not appear to have attempted any response nor acknowledgement to the replies you have been given.

Thanks for your note I have not seen any replies at all yet
So  I posted on the wrong forum?? do I need to put it on the other one as well?
DD

https://www.landlordforumproject.co.uk/tenant-life/landlords-having-to-be-responsible-for-kitchen-fitted-electrical-items/

Thanks for your answers