Moved new tenants in about 2 months ago. Since that time, we've had the fridge go out 3 times...

1st time...tenant mentioned a power surge, possibly due to lightning in the area. Repair guy found the compressor was (I'm quoting him) "melted." Everything was dead except for the light inside. Freezer warm, fridge warm. Tenant sort of backed off the lightning / power surge claim later....like they didn't really know what was going on but were just kinda, sorta guessing. Anyway, repair guy brought in a different used fridge. Everything good for about 3 weeks....

2nd time...tenant calls to report freezer is cold, but fridge part is cold. Repair man replaces defrost timer and heater. Everything good for about 3 weeks...

3rd time (this morning)...tenant calls and same deal as time # 2. Freezer cold, fridge warm. Repair man is on the way now so I'll be interested to see what he finds this time.

I hate appliances. At least we provide them as conveniences only and do not warranty. But I can tell this is not good for tenant retention....

Any ideas? Could we have some kind of power surge on the line to the fridge? Any way to test this? Seems odd a surge would be specifically targeting certain components, but I know next to nothing about the sensitivities of fridge parts.

Second vote for fan motor.

What you are describing is what I dealt with continuously until I stopped buying used appliances. Buy new appliances, sell them when they are 8 years old.

Buy new appliances.....it takes a bit more cash at the onset, and from that point forward, your load of chores to do/checks to write gets smaller.

Thanks to everyone who has commented so far. The thing that is odd is that we've had three incidents...over two different fridges... hmm..

Sisco, I was headed down the "buy new" road and I truly appreciate your insight on this. But even with the hassles and repair costs, the economics still don't make sense. Let me share what I'm doing now and you tell me if I've missed something.

As David said, a basic new fridge is $400 or so after we add on taxes and subtract the 10% coupons, and cross my fingers they have that basic fridge in stock today. I just checked Lowes website, and their $429 fridges are "ready for delivery in 3-7 days" meaning either their drivers are booked solid or they don't actually stock that model and it's coming from a warehouse.

I get used fridges delivered and old one hauled off for $175, and those get delivered same day or 3 days worst. If I buy 10 new fridges...that costs me $4000 every 8 years. If I stick with used fridges I spend $1,750.

Except for this one "triple play" fridge...I can count on one hand the number of fridge issues I've had in the past 8 years. I've written maybe $600-$700 worth of repair checks? $4000 vs. $2400. For $1600, even if I lose a tenant over this, I'm still money ahead. To date, I haven't had a tenant move out over a fridge issue. I may even send these guys a "sorry for your troubles" gift card to the local grocery store this one time...just because I'm a nice guy.

We have found that the cold freezer, warm fridge can be:.

Tenants turning up the dials to high in either fridge or freezer. Should be on the middle setting. Tempting when they want it cold right away.

Tenants putting warm or hot stuff in the fridge. Creates condensation within the fridge that goes and freezes in the vent.

Stuff blocking the vent in the rear of the freezer.

Fan is bad.

Bad gaskets causing the fridge to work harder by excessive condensation and air flow.

Have you checked the outlet behind the fridge?

We put our personal appliances with sensitive electronic parts on surge protectors. We have a lot of power surges in our area that have blown numerous electronic devices.

We prefer the no frills fridges for the tenants. No electronic controls, ice maker, etc.

There are several things we don't do. We don't supply refrigerators. What our line is -- we couldn't possible stock the size everyone requires. you may want 14CUFT next tenant wants 18CUFT. Here's the number of the person who can deliver you one (as posted for 175.00)please take it with you when your lease is over.

When people leave them behind there either trashed (and billed at 180.00 to get rid of due to freon) or sold on consignment for 125 to 200. NO WARRANTY.

You have a great deal with your used appliance dealer

I too bought used appliances when I was starting out, At that time (late 1980's), new appliances cost more than they do today but rent rates were much lower.

As my business grew I found that I spent a LOT of TIME dealing with appliance issues. When I got financially well enough to buy new, I did. It removed a lot of time/energy draining issues from my plate.

About 8 years after you tire of dealing with used appliances you will find yourself upgrading to a new set for about $400 out of pocket, you will then be able to schedule this work and not be forced to react in response to a breakdown.

Hey Sid, great meeting you in Cleveland last weekend. Yeah I really hate appliances as well. I used to try to rent apartments without appliances. It took twice as long to get a decent tenant. So I bite the bullet and provide appliances like other LL in my area.

I used to get a call for "freezer cold, refrigerator warm" problem from tenants. One time it was a motor. The other time it was a built up ice blocking the air circulation.

I used to buy used fridges. No more. And I'm a cheapskate!

A, I don't like dealing with them. Being that the current "used to" fridges aren't any good anymore. Gone are the days where you have a fridge for 20 or 30 years.

B, our used appliance place which is locally owned and has an extremely good reputation only warrantees is a fridge for 45 days. So, I spend $175 for a used fridge that's only guaranteed for a month and a half? I might as will spend the 400 and get a new one that I know will last at least four or five years.

I will buy used from an owner, usually people who were upgrading what they have. That's a different scenario in my mind. However, then I have to pay somebody to deliver.

Thanks to everyone for the follow ups.

I thought more about new vs. used and realized I left one component out of my calculation: the value of the sold fridge can be applied to purchase of the next new fridge. If every 8 years I sell a fridge that was new, I should be able to get $100 or so out of it, thereby reducing my out of pocket expense in the previous example to $3000 vs. $2400 now. Buying new is looking better now.

The only issue I've though of is I don't want to be hauling fridges all over the place and/or meeting looky-loos at my tenant's place to sell the old fridge and coordinating the new fridge showing up at exactly the same time as the old one is going out the door.

Sid, add the cost of your time (per Sisco's point) and then re-run the calculation.

Bill....I appreciate the thought. Value of time is worth considering. However, I already aware of that. In my last calculation, I demonstrated that with the sale of outgoing appliances my spread is now only $600 which makes the savings of my current method far less lucrative on the surface...

I don't spend much time fixing old appliances. 5 minute call...done. After making my last post about coordinating outgoing/incoming fridges, I'm thinking buying new might actually take more time due to coordinating all the moving pieces and attempting to recover some value from used appliances, unless you intend to give them away for free.

To put this in perspective, I've made 8 calls for fixes (including the current 3) over the past 8 years * 5 minute each = 40 minutes to save (at least $600...possibly $1600)....hmmm, that might make my attorney jealous!

Sid, my local utilities give $50 rebate when you let them haul away your old fridge. You get the rebate only when its in your name , otherwise tenant gets it. So best time is during turnover.

I get pros who move fridges everyday rather than having to move myself or have some random buyer move it.

Good thoughts Amy and Scott! A dead mouse will kill a new fridge as quickly as an old one. On that same note: a tenant can trash or steal a new fridge as easily as an old one....

I had to chew on that 8 year life span over lunch. Looked at the fridge in my house. Mfg date 2/04. 13 years and going strong!

Update: repairman found the heater was missing one wire. He said he should have caught it the first time when they replaced the defrost timer, so it was covered under their repair warranty....no charge.

I appreciate everyone's thoughts on this post. It's got me thinking about long-term what the best plan will be. I've got some more numbers to crunch to be sure and you all have helped me. I appreciate your time and thoughtful responses.

Dealing with older used refrigerators and tenants abuse will always lead to problems costing more time and money than the savings of a few hundred dollars buying used stuff in the first place.

So my solutions: Buy a new refrigerators that are made by "known" manufacturer's -- not some off brand junk! Buy only when you get a full 1 year complete warranty including in home service. Buy the extended 2 year warranty (when the warranty is priced well) -- like $49 to $79 dollar not $49. Also use a "good" credit card that will extend the extended warranty by one year. So you'll get 4 years in home service by buying a $79 store warranty and using American Express or some Visa Cards.

New fridge every eight years? Seriously? If it ain't broke, don't fix it, especially in a rental. Why replace a perfectly good fridge?

As far as time goes, our appliance guy just upped the service call fee by $40, which means I need to go shop again through all the appliance repair people to ensure we're getting a good deal. I won't do that usually until needed, but that takes at least an hour.

What cannot be measured accurately is the time it takes to switch gears...

Your tenant calls w/ a problem while you were doing something else, you decide what to do, you shop around, you talk to tech or store, you write check/pay w card, etc, you store/handle receipts. All of these little mini-actions add up. And taxes precious energy.

Meanwhile, you had to put whatever genius idea you were working on on hold.

Somedays I don't know where the time goes,and it's those days I am constantly interrupted by mini-actions that I cannot complete my goals.

I used to own am appliance repair shop, back when appliances were designed to be repaired.

I actually replaced a defrost timer just today... on a 1 year old fridge.

My personal fridge is more than 8 years old, as are most of the ones in my rentals. My mom still swears by her 1962 Fridgidaire.

And I have had brand new fridges trashed by tenants: fist punch marks, shelves and handles broken, dents, etc.

I have recently started purchasing new basic fridges instead of used, but it's a crap shoot either way.

Sid, I change out appliances at turnover and my units have sheds. First I try the range to make sure each burner and oven works,check the fridge, check the dishwasher, take pictures.I place the used appliances inside the shed, hang a lockbox on the knob. Run ads, give lockbox code, meet to be paid.

Also, I do not pay to have these appliances cleaned, they wont sell for any more money cleaned than dirty.

Same problem this month with a new tenant with little in the refrigerator and the bottles had condensation on them. The refrigerator door is empty and needed some items with weight in order for the door to shut tightly and seal. No weight and the seal was lose.