Tenant called me to say that they needed a new fridge because theirs quit. I explained that they don’t need a “ new” fridge, they need the appliance repair guy . This home was built about 7 years ago with all new high end appliances...because it is a high end home. The fridge was a side by side with the ice and water dispensers on the door. The tenant says that is not the fridge that is there now. They say that original fridge recently quit at the same time that someone offered them a free fridge, so they removed my $1300.00 high end appliance from the property without permission and replaced it with a piece of junk that doesn’t work. Now they want me to buy them a brand new fridge. It should have only cost me about $200.00 for a repair bill, not the cost of a new fridge. I realize that some will reply that it is my fault for providing a nice fridge, or even providing a fridge at all. As this is a high end unit , it would be ridiculous for prospects to walk in and see a junky fridge or no fridge at all. I would be the only LL in this area not providing fridges and that would not increase tenant quality. Anyway, I immediately got the termination of tenancy paperwork ready for the sheriff. My better half reminded me that they have been there almost 5 years and have paid over $80,000.00 in rent so I may want to rethink terminating tenancy. My other alternative is to replace the fridge but increase the rent. If I do that I’m not sure if I get them a cheap fridge or a nice one that would be expected in that kitchen. If they move out I don’t want the cheap appliance in the nice kitchen.

I feel your pain. My shacks are Class C places and I've learned the hard way about appliances. Tenants will steal them on a regular basis. Then say that they broke and they "did me a favor by getting rid of it". NO MORE!! They can supply their own.

No matter how much you made in rent-- it has nothing to do with this. They took your property. (aka stole).

You have a few choices. One is file a police report and get a case number. #2 look the other way or 3 bill them.

The depreciation value of this appliance is 7 years- so if it's been in there 7 years its value is NONE. Had it been 2 years old you could have divided 1300.00 by 7yrs and gotten 200.00 per year in value.

I've had high end tenant and low income tenants and not even the low income tenants would just throw away a nice refrigerator without contacting their landlord.

They probably sold it on Craigslist to pay you some of that $80,000.

These behaviors don't have limits.

I also would be pissed. But you are jumping the gun, if no other problems with the tenant. Some just do dumb stuff.

Not as bad as the cost of a move and out as long as they pay for it.

Explain they will have to pay for a new refrig. If they dont agree with the lease or the law you will let them out of the lease with ELT fee. But either way they would be legally required to pay for a new refrig.

As you said. They would have been required to give you notice and allow reasonable time to fix.

This would definitely tick me off, but that fridge (7 years old now) really has no value. All of these newer refrigerators are crap...I don't care how much they cost. Unless it's for industrial use it is nice looking garbage. I'm guessing that it really did quit working. And many of these aren't worth repairing when they do.

I think I would offer to have my refrigerator repaired or replaced if it couldn't be repaired. However since they chose to get rid of the refer that came with the unit without your permission, I would say that they need to either repair or replace "THEIR" own refer.

At best I might be willing to take into account that my origi9nal refer was now only worth about $500.00 - $700.00 as a 2nd hand refer on Craig list. Knowing this I would offer to have a new refer similar to the original one installed with me paying $500.00 of the cost & the tenants paying the rest.

my earlier point about a police report-- while they are in the house-- not after they move because it will be -- someone stole it after I moved out. So do it now.

As far as the frig being broke-- it goes without saying but we will anyway-- you brought it into the property-- it's yours and yes to replace it with same model you stole when you move.

1300 fridge is worth about 130 dollars a year for 10 years. They have been there 7 years. so you have three years at 130 per year remaining, or currently a 390 dollar loss.

Put the new fridge in, and the first 390 of rent goes toward the fridge. Ask them how they want to pay the 390 dollar short fall. One time is great, or, since they have been there seven years with no other issues, you could bill it out at 50 a month for the next 8 months.

Sorry you are having this trouble.

Are these supposed to be high end tenants?

My lease says tenants are responsible for appliance repair.

I think they owe you a new refrigerator like the one you had or better.

How long ago did the one you had get gone or actually stolen?

Why would they not call you to repair the one you had but to repair the cheaper they replaced it with? Because they probably sold yours.

How often do you inspect your properties?

If you inspected quarterly would you have caught this?

I would talk to them and explain that they owe you a refrigerator. It was not of no value if it was 30yrs old as long as it still works or is reasonably repairable. This person still finds value in there's as they didn't throw it out. I would tell them this is on there dime. I would do a thorough inspection of the house and do quarterly inspections from now on.

I would not evict them however if they are otherwise good tenants and there is nothing else like this you find when you inspect the house. Make sure your other high end appliances are still there. If they are missing then I would do as myob said and get a police report right then.

I would not go buy them a new refrigerator.

I have 20 year old refrigs that look as good as new and run as good as new ones - I check the energy usage between tenants

I would be PISSED

you can find used appliance guys everywhere to get similar replacement . Craigslist here has them for $250

raise rent to get compensated

Rents,

Good post. Happens a lot.

You and Hubby are nice people. Scammers look for nice people - easy marks. They scammed you.

-think: would ANY honest renter in a high end home with a nice fridge not call and demand it be repaired immediately??

They sold it.

I would file a police report for a stolen fridge and tell them to pay for it or face criminal charges.

-fix your lease. My lease is clear: REPLACEMENT cost.

-bill them for it. Lease: Unpaid balance becomes unpaid rent which is grounds for eviction.

Do NOT think you will recoup your loss with their deposit at move out. My experience is they will have lots of cleaning and repairs at move out.

-quarterly inspections. You would have caught this much earlier.

-Go inspect NOW!! I suspect you will be shocked at the condition of your investment. Scammers are not cleaners.

-Scammers stay quiet, under the radar, hoping you stay away.

-5 years, $80K would be from ANY resident. That's just normal LLing.

They need to go. Raise the rent and get someone else.

BRAD

Brad, would you be willing to post the section of your lease that contains all that information? I would like to add something similar like that to mine

Brad, would you be willing to post the section of your lease that contains all that information? I would like to add something similar like that to mine

Brad, would you be willing to post the section of your lease that contains all that information? I would like to add something similar like that to mine

Brad, would you be willing to post the section of your lease that contains all that information? I would like to add something similar like that to mine

Sara,

Since you are so insistent...:)

"All repairs and replacements are billed at REPLACEMENT COST. Resident agrees to return the property in move in condition, "hotel clean" ready for the next resident without any additional labor or repairs by management."

Just had a res remove the veggie bin from the bottom of the fridge. $109 each plus shipping plus labor plus MY time. Billed them for $200.

I hate the depreciation argument. Should I have let this go for free since it was 10 years old?? NO! I gave them a fridge with a bin and the lease says to return the home with a bin. They can order and replace the bin same as me OR pay ME to do it.

Ken,

My helper called the police when someone took our appliances at move out. "Civil matter" they said.

So *I* called 911 and in a panicky voice shouted "SOMEBODY STOLE MY STUFF!" Had 4 officers there within 10 minutes. (I only needed one!)

The officer said it was a good thing I reported this because if they had spotted it in a truck they would not have been able to do anything without a report of stolen goods.

Small note: we have the serial numbers on file and write PROPERTY OF BRAD 20,000 MANAGEMENT on the back.

BRAD