Fridge going out x3 (by S i d [MO]) Jun 2, 2017 6:52 AM|
Fridge going out x3 (by S i d [MO]) Jun 2, 2017 6:54 AM
Fridge going out x3 (by David [MI]) Jun 2, 2017 6:58 AM
Fridge going out x3 (by Robert,Ontario,Can [ON]) Jun 2, 2017 6:59 AM
Fridge going out x3 (by David [MI]) Jun 2, 2017 7:00 AM
Fridge going out x3 (by NE [PA]) Jun 2, 2017 7:04 AM
Fridge going out x3 (by Gail K [GA]) Jun 2, 2017 7:13 AM
Fridge going out x3 (by Sisco [MO]) Jun 2, 2017 7:27 AM
Fridge going out x3 (by Sisco [MO]) Jun 2, 2017 7:38 AM
Fridge going out x3 (by S i d [MO]) Jun 2, 2017 8:07 AM
Fridge going out x3 (by Amy [MO]) Jun 2, 2017 8:13 AM
Fridge going out x3 (by myob [GA]) Jun 2, 2017 8:19 AM
Fridge going out x3 (by Sisco [MO]) Jun 2, 2017 8:21 AM
Fridge going out x3 (by Pacman [IL]) Jun 2, 2017 8:26 AM
Fridge going out x3 (by Amy [MO]) Jun 2, 2017 8:30 AM
Fridge going out x3 (by Scott [IN]) Jun 2, 2017 8:33 AM
Fridge going out x3 (by Blue [IL]) Jun 2, 2017 8:56 AM
Fridge going out x3 (by S i d [MO]) Jun 2, 2017 8:57 AM
Fridge going out x3 (by Bill [KY]) Jun 2, 2017 9:11 AM
Fridge going out x3 (by Scott [IN]) Jun 2, 2017 9:37 AM
Fridge going out x3 (by S i d [MO]) Jun 2, 2017 9:42 AM
Fridge going out x3 (by Scott [IN]) Jun 2, 2017 9:44 AM
Fridge going out x3 (by Amy [MO]) Jun 2, 2017 9:48 AM
Fridge going out x3 (by David [MI]) Jun 2, 2017 10:40 AM
Fridge going out x3 (by S i d [MO]) Jun 2, 2017 10:45 AM
Fridge going out x3 (by S i d [MO]) Jun 2, 2017 10:56 AM
Fridge going out x3 (by Robert J [CA]) Jun 2, 2017 11:02 AM
Fridge going out x3 (by Robert J [CA]) Jun 2, 2017 11:03 AM
Fridge going out x3 (by Robert Phaedra [NY]) Jun 2, 2017 11:52 AM
Fridge going out x3 (by Homer [TX]) Jun 2, 2017 1:09 PM
Fridge going out x3 (by AllyM [NJ]) Jun 2, 2017 1:14 PM
Fridge going out x3 (by Amy [MO]) Jun 2, 2017 2:03 PM
Fridge going out x3 (by gevans [SC]) Jun 2, 2017 3:31 PM
Fridge going out x3 (by Travis [OK]) Jun 2, 2017 6:17 PM
Fridge going out x3 (by Vee [OH]) Jun 2, 2017 6:32 PM
Fridge going out x3 (by Sisco [MO]) Jun 2, 2017 6:35 PM
Fridge going out x3 (by Ray-N-Pa [PA]) Jun 4, 2017 1:09 PM
Fridge going out x3 (by Sue [MI]) Jun 5, 2017 7:16 PM
Fridge going out x3 (by Lynn [MA]) Jun 6, 2017 9:44 AM
Fridge going out x3 (by cjo'h [CT]) Jun 6, 2017 5:04 PM
Fridge going out x3 (by S i d [MO]) Posted on: Jun 2, 2017 6:52 AM
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.
Fridge going out x3 (by S i d [MO]) Posted on: Jun 2, 2017 6:54 AM
Typo..."2nd time...freezer cold, but fridge part WARM..." --173.19.xx.xxx
Fridge going out x3 (by David [MI]) Posted on: Jun 2, 2017 6:58 AM
How old is the fridge? Lowes currently has a Frigidaire 18 cuft fridge on sale for $429 with free delivery (don't forget 10% coupon). If a fridge is older than 10 years and I can't fix it within 5 mins, I don't even waste time with the first repair call. New fridge for tenant and they can apply for a $50 rebate for getting the old fridge recycled. --12.156.xxx.xx
Fridge going out x3 (by Robert,Ontario,Can [ON]) Posted on: Jun 2, 2017 6:59 AM
More then likely the fan motor is not working which circulates cold air the lower part of the fridge. --74.220.xxx.xxx
Fridge going out x3 (by David [MI]) Posted on: Jun 2, 2017 7:00 AM
I don't think it's an electrical problem as tenants would notice other stuff going wrong. BUt you can use a killawatt to monitor voltage and current. --12.156.xxx.xx
Fridge going out x3 (by NE [PA]) Posted on: Jun 2, 2017 7:04 AM
They probably have it so packed with stuff that the vents are blocked not allowing the fans to pump properly. --50.32.xxx.xxx
Fridge going out x3 (by Gail K [GA]) Posted on: Jun 2, 2017 7:13 AM
Second vote for fan motor.
Fridge going out x3 (by Sisco [MO]) Posted on: Jun 2, 2017 7:27 AM
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.
My problems travel in packs - sounds like yours do too. --72.172.xxx.xx
Fridge going out x3 (by Sisco [MO]) Posted on: Jun 2, 2017 7:38 AM
Labor is too high and appliances too cheap to deal with used appliances. --72.172.xxx.xx
Fridge going out x3 (by S i d [MO]) Posted on: Jun 2, 2017 8:07 AM
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.
Bottom line is if I can see numbers where I actually would save more/earn better income going the buy new route, I'd do it. But "goodwill" has a $ figure, and here is doesn't seem to pay. I'm prepared to deal with a few hassles for $1600 saved. Correct me where I've missed something. I'm still open to learning. --173.19.xx.xxx
Fridge going out x3 (by Amy [MO]) Posted on: Jun 2, 2017 8:13 AM
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.
We've bought both new and used. We are getting ready to buy a fridge today. New from Sears scratch and dent and no warranty. Most used fridges have only last about two years for us-although we've an ancient one that's still going strong. "They just don't make 'em like they used to!" --107.77.xx.xxx
Fridge going out x3 (by myob [GA]) Posted on: Jun 2, 2017 8:19 AM
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.
Dishwashers are trashed when broken, faucets- kitchen and bath when leaking are trashed and new installed. Ceiling fans broken-- bad motor-- trash them. Water heater with pilot light trash um. Same with furnace using the old pilot light -- no repair- trash them. These items are just not worth fixing. All tenants like new and guess what I won't be back in 3 weeks fixing it again and again and again. Good for another 20 years. --74.184.xxx.xx
Fridge going out x3 (by Sisco [MO]) Posted on: Jun 2, 2017 8:21 AM
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.
Fridge going out x3 (by Pacman [IL]) Posted on: Jun 2, 2017 8:26 AM
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.
Good luck --73.22.xxx.xxx
Fridge going out x3 (by Amy [MO]) Posted on: Jun 2, 2017 8:30 AM
Sisco, you have a good point. The fridge we are replacing today had replaced another used fridge. The second fridge(used) has been fixed twice at no less than $150 each time. First time the repair was under warranty, but the tenant didn't notify until after warranty expired. Had to pay to go back out. It's no fun playing musical appliances... New one and done. --107.77.xx.xxx
Fridge going out x3 (by Scott [IN]) Posted on: Jun 2, 2017 8:33 AM
Totally agree with Sisco. I had a Sears repairman tell me 10 years ago that fridges are designed to last only 8 years. Less if you get electrical surges. He said use a surge suppressor. --108.219.xx.xxx
Fridge going out x3 (by Blue [IL]) Posted on: Jun 2, 2017 8:56 AM
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.
Also, if I buy a new fridge, they will take the old one away for free or, it's built into the price however you want to look at it. --75.132.xxx.xx
Fridge going out x3 (by S i d [MO]) Posted on: Jun 2, 2017 8:57 AM
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.
How do those of you who buy new every 8 years or so handle the "outgoing" inventory? Do you sell to individuals or used appliance shops, and what do you get for them? Only replacing fridges during turn overs, etc? --173.19.xx.xxx
Fridge going out x3 (by Bill [KY]) Posted on: Jun 2, 2017 9:11 AM
Sid, add the cost of your time (per Sisco's point) and then re-run the calculation.
Fridge going out x3 (by Scott [IN]) Posted on: Jun 2, 2017 9:37 AM
Beware of possible tenant scams. Had a tenant that wanted a new fridge. I said "no, the old one works fine". So she called again, said the fridge is "warm". She had unplugged the thing, let it warm up, then plugged it back in just before I arrived. It cooled back down to normal while I was trying to troubleshoot the problem. --108.219.xx.xxx
Fridge going out x3 (by S i d [MO]) Posted on: Jun 2, 2017 9:42 AM
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!
Talk to me folks: how do you handle the outgoing inventory and coordinate the income new appliances? Don't just tell me "time is valuable"...SHOW ME THE MONEY! - J. McGwire --173.19.xx.xxx
Fridge going out x3 (by Scott [IN]) Posted on: Jun 2, 2017 9:44 AM
Had another "warm" fridge problem that turned out to be a dead mouse wedged in the fan. Had to evict the tenant and his mouse infestation. --108.219.xx.xxx
Fridge going out x3 (by Amy [MO]) Posted on: Jun 2, 2017 9:48 AM
Between tenants maybe when you do your Cleanout and it's about that time to switch out? I think we will try to run ours until it starts having issues and then just buy new with a hauloff. Maybe you can get 10 years out of it. --136.32.xxx.xxx
Fridge going out x3 (by David [MI]) Posted on: Jun 2, 2017 10:40 AM
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.
Fridge going out x3 (by S i d [MO]) Posted on: Jun 2, 2017 10:45 AM
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!
I also googled on average lifespan of refrigerator. The first 4 sites I checked said between 10 - 19 with 13-14 year being the average. I'm not disagreeing with anyone here, but there seems to be little support for the 8 year lifespan. Maybe getting new fridges and swapping them every 10-12 years would be a good strategy? --173.19.xx.xxx
Fridge going out x3 (by S i d [MO]) Posted on: Jun 2, 2017 10:56 AM
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.
P.S. David...unfortunately, we don't get $50 rebates here. And I too hire movers. Delivery and disposal is baked into my normal $175 used price. --173.19.xx.xxx
Fridge going out x3 (by Robert J [CA]) Posted on: Jun 2, 2017 11:02 AM
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.
Then for the next 4 years you won't have to deal with problems, tenants spoiled food and weekly repairs. --47.156.xx.xxx
Fridge going out x3 (by Robert J [CA]) Posted on: Jun 2, 2017 11:03 AM
"not when the extended policy is $149 or more"! --47.156.xx.xxx
Fridge going out x3 (by Robert Phaedra [NY]) Posted on: Jun 2, 2017 11:52 AM
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?
I just bought a new stove and refrigerator for my own own home. They old ones worked perfectly fine. However, the fridge was 19 years old. Which itself wasn't an issue, but it was too small and I was sick of looking at it. And I wanted the stove to match, sooooo....The stove was only 16 years old. I sold it to a landlord for $175. --134.179.xxx.xxx
Fridge going out x3 (by Homer [TX]) Posted on: Jun 2, 2017 1:09 PM
The wife and I bought a new fridge in 1993. We got tired of the color 5 years ago. Four years ago our young daughert moved into one of our houses, since we don't normally supply fridges, this house has no fridge. I took our old 1993 model from my garage to her house, after 24 years, it's still running strong. No way I would swap out a fridge when it turned 8 years old. --75.141.xxx.xxx
Fridge going out x3 (by AllyM [NJ]) Posted on: Jun 2, 2017 1:14 PM
Power surge fried the compressor. You took a junk fridge that broke. Go buy a new fridge. It's not rocket science. --73.33.xxx.xxx
Fridge going out x3 (by Amy [MO]) Posted on: Jun 2, 2017 2:03 PM
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.
Fridge going out x3 (by gevans [SC]) Posted on: Jun 2, 2017 3:31 PM
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.
I really think Lowes always says 7 days for delivery just so they won't have to make a free delivery. They told me that a year ago, with the current problem fridge. I picked it up myself. --74.222.xxx.xx
Fridge going out x3 (by Travis [OK]) Posted on: Jun 2, 2017 6:17 PM
If the compressor on the first fridge shorted out the amp draw would surge and possible cause lights to dim..like a power surge. More than 15-20 amps and it should have tripped a breaker. Might be worth inspecting the breaker to make sure it's not the federal pacific brand. They are a fire hazard. Also worth checking to make sure it's on a properly sized breaker. Dirty coils on the fridge will make the fridge work much harder and shorten its lifespan. It's good to add cleaning the coils on the under or backside of the fridge to your turnover inspection. I stick to used appliances. --70.215.xxx.xxx
Fridge going out x3 (by Vee [OH]) Posted on: Jun 2, 2017 6:32 PM
Next time use the kilo-watt and compare name plate amps to what you see, when the pump is not on or the cap (capacitor slides into side of pump body) is bad it will be very low, the wires on the cap get chewed by critters so look for a 7 minute fix under there or the fam is not blending from the freezer down to the fridge - I have taken lots of plastic bags cleaned out of the blend door or the fan stops turning so oil it or replace. I still have a 1957 model at my aunts old farm - sticker inside says ammonia free cooling, I get many years but I know how to test what they need and do it. --76.188.xxx.xx
Fridge going out x3 (by Sisco [MO]) Posted on: Jun 2, 2017 6:35 PM
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.
I get $500 - $550 for the range, fridge, and dishwasher. A new set costs $950. --72.172.xxx.xx
Fridge going out x3 (by Ray-N-Pa [PA]) Posted on: Jun 4, 2017 1:09 PM
When it comes to frigs for my apartments, I use the exact same brand, size, make and model. I do that so that when one breaks, I have spare parts from the other frigs that just went out. --24.239.xx.xxx
Fridge going out x3 (by Sue [MI]) Posted on: Jun 5, 2017 7:16 PM
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.
We brought over a college dorm refrigerator to appease tenant until they are convinced the refrigerator works. --71.227.xxx.xxx
Fridge going out x3 (by Lynn [MA]) Posted on: Jun 6, 2017 9:44 AM
No fridges. Problem solved. Don't have to hear complaints that my food went bad. Don't have to lug them up and down the stairs. It's a beautiful thing. --96.92.xxx.xx
Fridge going out x3 (by cjo'h [CT]) Posted on: Jun 6, 2017 5:04 PM
Don't know any used appliance dealers in this area anymore, so everyone must be buying new! Had one Whirlpool refrigerator,lasted forty one years, like someone else said,if it ain't broke,don't fix it........... Charlie................... --174.199.x.xxx