Much said already. Reiteration if I may.
Colin 3 nailed it as did Federico2. She sounds a pain. It’s you that sounds lovely.
Stop that, immediately!
You need to manage this high-maintenance character by ‘underplaying;’ … s l o w I n g everything down. In the first instance, respond yourself from now on by email only and ask that all tenancy/property related issues are by email only… ‘This, for clarity.’
Respond with a purposeful delay i.e. at end of day or following day, rather than jumping at every communication. Do not answer after 6PM. Unless urgent, obviously.
In anticipation that you will then receive phone calls, set your phone now so that from her number they will go direct to voicemail.
‘Blocked’ calls still go to voicemail.
If she does then suddenly make calls because you are not now running around like a blue-armed fly in the more usual immediate-response-mode, she will have rather beautifully evidenced that she is one provocative, insistent little madam who needs educating ‘how to be!’
Take control without angry words having to be spoken. Firm. Fair. You are the boss. She is a tenant who is borrowing your house. When she’s gone…it’s you and your house!
My advice is principally about establishing and maintaining ground rules. TV’s ‘Supernanny’ did it with spoilt children… having educated the grown ups in the room firstly, I always noted!
You are NOT a lap dog on-call for anyone!
For future tenants consider:
No white goods (cooker only)
Contract to state tenancy related comms by email only. (and, irrespective, your response will always be via email.)
You should visit the property to assess the smell and noise of the washing machine for yourself. Take someone with you as a witness. Advise, out of courtesy, that you will be bringing someone with you to also take a look.
Frankly, if it’s noisy but not clanking with e.g. an obvious problem such as the bearings you mentioned, that is not an issue per se. Washing machines are noisy, certainly on spin!
Lucky she’s got one. Most tenants buy & maintain their own.
It either needs fixing or it doesn’t.
You and your friend can discuss that after your visit or there and then if it is so obvious.
The washing machine is highly unlikely to smell if maintained by the operator. That is, then, user error. When you visit, take 2 dishwasher tablets, dissolve them fully in hot water and then throw in the machine detergent dispenser on a short, hot cycle (60 degrees min) as you assess the machine.
That is a cheap and perfectly adequate ‘service wash.’ (Calgon etc is an exhorbitent waste of money as are dishwasher cleaners but that’s a detail.)
Advise, she should do this herself at least once every three months to reduce limescale build up and grunge from undisolved detergent. Liquid detergent is cleaner than powder. Propping the door open briefly after a wash may well also help.
These are common sense things. She needs telling. But just the once! Log it all in an email post-visit. FOR CLARITY!
You could remove the supply of a washing machine as new terms in any further fixed term contract.
In practice and in this case, I don’t think that will be well received and, since it was in the inventory and advertised, my best guess is ‘Jo Public’, would think that rather unfair. (I always try to think what ‘the bod in the street might say.’)
Once you get shot of her, get shot of the machine… for good!
However, you may consider other options are worth a bash. My own approach would be as below, not least in view of the manner of this tenant as you describe her. And, I suppose, my experience over yours. I am mindful of that.
But, once a pain, always a pain.
Sometimes -only sometimes- one can see it coming.
Here is option 2.
I would say, face to face but also, in summary, by email same day, ‘My new contracts don’t offer white goods anymore because they are so much hassle,l to a landlord frankly and so, if you would wish to discuss with me staying on in a new fixed contract, you would need to buy your own white goods I’m afraid. The existing kit will be removed at end of tenancy.’
‘Wish to discuss…’ implies it’s not a given and maybe puts across the salient point that you pull the strings as to any continued tenancy.
ALL BY EMAIL. FOR CLARITY.
If nothing else, she may whinge less about non-issues. The Ways and Means Act?
A middle ground third option albeit slightly more involved (and only having first stated option 2) would be to advise you will be selling the white goods at end of term. She can purchase herself if she wishes -sold as seen- but it would be very much wiser for her to suggest this than you. I would not broach the subject at all.
She won’t suggest buying if she genuinely thinks there is a fault. Now will she?!
After all, it would save her paying for plumbing in. She would thereafter assume responsibility for them at that point, of course and must remove them at end of tenancy. All must be unambiguously mutually agreed in writing. Including it being her suggestion and request to buy, sold as seen.
The multiple texting has to stop immediately. In your case, that should be your very last text to her… Consider this:
‘I’ll get back to you via email when I get a moment. Tenancy issues are better by email anyway, please. Thank you.’
Then email her next day… when you have that moment.
S l o w l y does it… you’re the boss…
I do think this manic, inconsiderate, demanding texting lark is the very first issue that you need to address, actually.
Ps. And challenge her! Where is the WhatsApp of the noisy machine she wanted you to hear?
Wait for it so she actually has to put herself out a little also… if you don’t get it, don’t arrange a visit.
Once it’s in… go visit anyway!
A WhatsApp video will tell you nothing useful about noise levels.
Stay fair, be firm, get your control back!
You will be fine.
We are all here for you.