Appliance repair/replacement?

[Burke]

Ok all you smart landlords, what do your leases say about appliance repair and/or replacement? By appliances, I am referring to stove/oven, fridge, dishwasher, trash compactor, washer, dryer, etc...(assuming you have any or all of those items in your rentals). Is any of the repair the responsibility of the tenant or is it all on the landlord? I am not talking about negligence on the part of the tenant. Same question reference replacement. Is any of the replacement costs the responsibility of the tenant if it breaks down as a result of normal use during the course of the lease?

Thanks!

[Debbie]

Ok all you smart landlords, what do your leases say about appliance repair and/or replacement? By appliances, I am referring to stove/oven, fridge, dishwasher, trash compactor, washer, dryer, etc...(assuming you have any or all of those items in your rentals). Is any of the repair the responsibility of the tenant or is it all on the landlord? I am not talking about negligence on the part of the tenant. Same question reference replacement. Is any of the replacement costs the responsibility of the tenant if it breaks down as a result of normal use during the course of the lease?

Thanks!

In my "Automatic Renewal Month To Month Rental Agreement", we do have a clause regarding appliance repair/replacement.

Basically, it said that it is the landlord's responsibility to repair/replace unless there's obvious damage (ie abuse) by the tenant.

Reasons being---1) we own the appliances and provided as part of the rental and 2) court could see it as breach of contract if we did not repair/replace since the appliances are owned by us, not the tenant.

All of our appliances are between 19 mos to under 6 years old. No gas type appliances (dryer, stove).

Trash compactor? I'm not so sure that would be wise for a rental....it's rather unusual unless it's for upper end type rentals.

Now, if we have lower end rentals---I seriously, seriously doubt that we'd provide appliances. Hence, no repair required on our side. Less liability too should the lower end tenant abused the appliances.

[dealmaker]

The only appliances I've ever provided have been stove/oven/cooktop, dishwasher and garage door opener. I never did fridges or washer/dryer. Repair/replacement always on me. BTW, the only "repair" I can think of on those is ONCE in 20 years of landlording I replaced an oven element and twice a stove burner.

Off the top of my head there's NOTHING on a dishwasher that you would bother replacing. Maybe the solenoid but the one time I had one go bad I pulled one off a neighbor's dishwasher that was at the curb for trash day. Put that puppy in and it was still there 6 years later when I sold the house!

dealmaker

[Jim FL]

Burke,
For rentals, if I buy the house, and it has decent, clean appliances, they are left in the house for showings.

However, the appliances have flyers on them, that advertise them for sale, on a 'rent to own' basis.

I've also been known to pull appliances from houses we buy, market the house as 'rent to own', and then sell those appliances as well to the occupants, with no warranties, and as is.
Because they are buying them, they are responsible for repairs.

Had a potential Tenant/Buyer once tell me they had $7k to put down, when I advertised for $5k, and they were releived. They wanted the other $2k for a moving rental truck (in town), and appliances.
I simply took their $7k, lent them my moving truck for the weekend, AFTER, using it to place appliances back in the house that came with it.
That was my first experience with using appliances to make more money.

I don't leave junk in the houses though, all appliances are name brand, and in good shape that move into this program.

I learned this, and put my own twist into it, from Jeff Taylor, MrLandlord when he spoke at a seminar I attended some years ago.
I think he called his the 'supersize it' program, or something.

Basically, when we have a house for rent, there are different levels of rent, some for basic, and others with appliance etc packages......with the etc, being things like window unit A.C.'s, and ceiling fans, sometimes TV's and other consumer electronics we stumble on for cheap.

Now, when selling a house retail, I will have appliances in place, usually new(er), to help sell the place. Most of the time new, but my used appliance guy will sometimes get appliances from builder models etc, that are 'newer'.


Sometimes, when I just want to move a rental fast, I'll leave appliances in place, and cover them in the lease, letting the folks know these things are provided as a courtesy, and therefore, if they brake, let me know, and either get it fixed,or trash them.
I don't generally provide appliances as part of rent, but will sell tenants a set that works, for cheap, and no money down.

A decent way to make some additional cash flow if you play your cards right.

I once got a bunch of used computers from a bank, that had closed a local branch. I had to buy hard drives for all, and a few sound cards.
All in all, we had 15 computers, with back then, the K-mart FREE internet CD's attached, to get decent tenants. "Free computer with internet" when you buy/rent from us.....while supplies last.
That worked out well.......cost me about $400 to get off the ground, but brought in much more.

Be creative, and if possible, don't provide appliances, in my opinion, if in SFH's.

Multi's, different story, for those, we do provide basic appliances......stove/oven, range hood, dishwasher, refrigerator.
No washer/dryer, but some places have hookups.

My two cents, keep the change,
Jim FL

[Randy (SELA)]

"Free computer with internet"? That's sweet.