If you have Class C rentals and the only kitchen appliance you will provide is an electric stove, do you normally get used ones or do you ever spring for a brand new one? With brand new ones, are there any brands that I should avoid? I know to avoid glass top stoves but that is about it.

Electric stoves are easy to find used, and many of them are good enough to last 10+ years.

Gas stoves are hard to find used, and they have almost always given me trouble.

With rental units the life expectancy for a used or new stove is about the same as after 3 to 5 years the stove is banged up and dirty. Used is a expense out the same year where is new the cost is amortized. It is not difficult to repair stoves where disconnect then replace parts. Elements can be replaced. Prefer self clean ovens as ovens are often not cleaned. Sometimes there used stoves at the Habitat for Humanity restores or on the internet sites. Here when a kitchen is renovated they install brand new stainless steel appliances then sell off the white appliances. If a stove lasts 5 years in a rental then that is maximum.

Half the reason I buy new appliances is because they get transported for me. :) I had a period where I was trying to save money by buying used, especially when it came to fridges, but after one compressor failure, and one really bad transport-- I decided paying the extra was better than trying to save the pennies, and I could save my pennies elsewhere.

Right now, an electric stove on the low end of the middle range (self-cleaning, clock, coils, oven window) is on sale for $440 + tax.

I would never buy a used gas stove. Once I tried shuffling appliances from House A to House B. It was less than a mile, but I broke the ignitor, and the cost of the repair was pretty much half the cost of a new stove.

I almost always swing by the dented appliance aisle while I'm in Lowe's. About 30% of the time they have on of the low-end ones that has a dent or is a return and is discounted 30-40% and I try and buy those. If one goes belly-up and I can't find a dented one then I buy a new one.

New or used, only buy self cleaning ovens.

Deanna sees the issue about the same as I do.

It is very low value work for me to scour CL, make contact, hire a guy with a truck to hook onto trailer, drive to load used appliance, switch cord, clean, drive to rental,unload, install, load old unit, drive to dispose of used unit.

I don't provide any appliances.

They can go to goodwill or habitat restore and buy their own.

I've had way too many stolen. Either they just take them or they sell them then tell you it broke and they did you a favor by getting rid of it.

If they leave one, it's not the one you had but usually some broken one that they picked up on the curb somewhere. Then if you call them on it, they lie and swear it's the one you had.

If I run across a used one that I know where it has been, I'll occasionally pick it up to go into one of my less expensive places. The last three were: Free, $75, $125. They fit into the back of my minivan. I've used the Free and $75 one and just picked up the $125 one two weeks ago. It is in my barn to replace the one across the street that is on it's last legs, in a home that should see the dozer in another 5 years.

Class C, electric - definitely used.

I have a great used appliance store that cleans, rebuilds, paints - makes them good as new. And I can get it delivered. Same place for refrigerators and laundry machines.In fact, I have their stuff in my own house.They give a 90 day warranty and 3 years for labor (just buy the parts).

Roy,

We buy good, clean used stoves from a local used appliance store. NEVER from CL or FB. Self-cleaning, white or stainless steel.

The stainless prices have come way down so it's an easy upgrade to install stainless. Momma loves it!

This guy delivers, installs/swaps out pigtails if needed, and hauls away the old for parts. HE is responsible for damage to the appliance, house, or his foot.

He will also service the appliances he sold. He is the only appliance service man in town.

Basically I have farmed out any appliance needs to this guy. My maint man and I don't touch any appliances.

One thing to consider is how many stairs plus the chances for damage to the appliance or house, AND injury when moving appliances DIY. Back in the day I was lowering the stove 12" off the trailer and it touched the ground "a bit hard". Racked the cabinet which ruined the stove.

I was helping my son move a free fridge off the pickups' tailgate. The handcart slipped, ALMOST crushing his knee.

Theft: We bolt the stove to the wood floor. Pull out the drawer and put a lag screw thru the frame toward the back. If there is a basement my guy likes to use a rounded carriage bolt with a nut on the bolt in the basement.

We also write PROPERTY OF BRAD 20,000 of the back of each appliance AND record the serial number in case of theft.

Fresh appliances is a quick and easy way to upgrade a kitchen.

RIGHT NOW the selection at box stores and used is zero. we usually keep a few in storage for emergencies but have used them.

I even bid on a fridge thru a local online auction house. Fingers crossed!

BRAD

I put a used clean stove from a used appliance store in my rental 10 years ago and as far as I know it is still going. I also took my frig from my house and put it in the rental as well 10 years ago. That frig is about 27 years old now. I also put in my lease about 5 years ago that the tenants are responsible for appliance repairs, hoping to make the tenants be more gentle on the appliances.

I purchase new appliances. Reputable used appliance retailers will not risk gas resales. I have experienced calls of lost food from a failed fridge or a cold pizza where a non-working cold stove ruined the " mood".

No more.

i occasionally have the opportunity to get a free appliance in my routine business so if they are in good shape AND free (or VERY cheap) i grab them and stock them in my shipping container. moving a range is easy and having a spare is actually easier than dealing with the delivery and the shopping and disposal. if the thing goes kablammo we just swap it out and save a few hundred.

i just leave the old one by the road. just kidding

all appliances in my units, except a dishwasher and stove, are there as accommodation to the renter and without warranty. the rent agreement is CRYSTAL CLEAR that if they fail i am NOT responsible for food or ruined clothes.

one benefit of using old fridges is that renters seem to HAMMER the things and wreck the shelves and door container things...i don't know why, i never ruined one of them myself even when i was renting. it's no skin off my...nose if they do that to a rig i got for free