Appliances
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Appliances (by Amyb [CA]) Oct 15, 2020 1:59 PM
       Appliances (by WMH [NC]) Oct 15, 2020 2:14 PM
       Appliances (by David [MI]) Oct 15, 2020 2:22 PM
       Appliances (by S i d [MO]) Oct 15, 2020 2:58 PM
       Appliances (by Mike45 [NV]) Oct 15, 2020 3:16 PM
       Appliances (by Lynn [MA]) Oct 15, 2020 3:59 PM
       Appliances (by Hoosier [IN]) Oct 15, 2020 4:09 PM
       Appliances (by Robert J [CA]) Oct 15, 2020 5:03 PM
       Appliances (by Patti [OK]) Oct 15, 2020 6:12 PM
       Appliances (by plenty [MO]) Oct 15, 2020 8:39 PM
       Appliances (by Doris [OH]) Oct 15, 2020 9:11 PM
       Appliances (by Patti [OK]) Oct 15, 2020 9:30 PM
       Appliances (by Nellie [ME]) Oct 15, 2020 9:36 PM
       Appliances (by Do not supply microwave. [OK]) Oct 15, 2020 9:58 PM
       Appliances (by LindaJ [NY]) Oct 16, 2020 8:22 AM
       Appliances (by WL [CA]) Oct 16, 2020 9:38 AM
       Appliances (by Patti [OK]) Oct 16, 2020 10:29 AM
       Appliances (by Patti [OK]) Oct 16, 2020 10:29 AM

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Appliances (by Amyb [CA]) Posted on: Oct 15, 2020 1:59 PM
Message:

We have a rental unit with an over the range microwave which tenant says does not work. I was wondering who is responsible for fixing this and also any other appliance that is in the unit, of which were all In perfect working order since they live there? --47.37.xxx.xxx




Appliances (by WMH [NC]) Posted on: Oct 15, 2020 2:14 PM
Message:

What does your lease says?

Appliances die. No one's fault. I'd first be checking a breaker, but appliances do die.

Per our lease, we are responsible for appliances. Per other LL's leases, the tenant is.

So what does your lease say? --50.82.xxx.xxx




Appliances (by David [MI]) Posted on: Oct 15, 2020 2:22 PM
Message:

Like many LLs do with garbage disposals, I don't provide over-the-range microwave, only a basic range hood.

Tenant can buy a cheapie $60 microwave from bigbox. --50.4.xxx.x




Appliances (by S i d [MO]) Posted on: Oct 15, 2020 2:58 PM
Message:

My lease is clear: appliances are provided for tenant's convenience only and are not included in the price of the rent. LL does not warrant, guarantee, or agree to repair or replace if they should fail, nor is LL liable to any loss to tenant due to failure of appliance.

Now for a good tenant, I will repair or replace as soon as I can, but the language of my lease gives me plenty of leeway as far as when/how/to what extent. I used to run over with a cooler full of dry ice when the fridge died; that got old quickly! So I don't do that any more.

For a marginal/bad tenant, I do not make repairs, except to the electric stove, but only to the extent it was normal wear and tear and not them doing silly things like one tenant I had who tried to heat her unit with the stove, in spite of repeat warnings. She burned out several heat elements. Made the repair and gave her a non-renewal (M2M agreement) at the same time....one of two in my career that required that.

If you want to make repairs, I recommend using NE's philosophy and charge them a $5-$10 per month per appliance "maintenance fee" added to the rent. That has the added side effect of getting them to pay you in full. If they have a silly habit of shorting you a few bucks... "Sorry Joe, but your maintenance contract isn't paid up for the past 5 month so we can't fix this for you." --107.216.xxx.xxx




Appliances (by Mike45 [NV]) Posted on: Oct 15, 2020 3:16 PM
Message:

Like Sid, my lease provides that the appliances are just provided as a convenience and that I am not responsible for repairs. Like Sid, I take care of the repairs for decent tenants. But I can always refuse, for poor tenants.

--76.4.xxx.xxx




Appliances (by Lynn [MA]) Posted on: Oct 15, 2020 3:59 PM
Message:

I have a couple of those over range microwaves. They came with the units they are in and they came with the tenant already in place. I plan on taking them out when they get vacant whether they work or not. --66.30.xx.xx




Appliances (by Hoosier [IN]) Posted on: Oct 15, 2020 4:09 PM
Message:

Might be something specific in the tenant law in your state...I'm sure some of the CA folks will weigh in.

My lease states our appliances are "loaners" and we are not responsible for fixing or replacing them. We give tenants four choices if one fails.

1) Let us try to fix it...if we can do so (about half the time we can) we charge $35/hour including travel time. If we can't, we won't charge anything and you select from options 2 or 3 below.

2) Hire an appliance repair tech to fix...cost borne by the tenant.

2) Tenant can purchase your own, and then take it with them when they leave.

3) We can price a replacement unit, then suggest an additional amount per month be added to the rent and we'll pay for and install it. Then the increased rent amount will be due beginning next month. We typically do the math on an "average" replacement cycle less 3 years. So for example...say microwave lasts 10 years...we use 7 years for the math. If it costs $840 including taxes and installation, that's $10/month on their rent. We subtract 3 years because tenants typically do not care for the appliances as much as a typical homeowner....adjust the math as you see fit.

If you don't have something in your lease...you may have an issue in this case...improve your lease! --99.92.xxx.xxx




Appliances (by Robert J [CA]) Posted on: Oct 15, 2020 5:03 PM
Message:

Most of the time an appliance will breakdown because the manufacturer wants to sell you a new one. In the good old days appliances lasted over 15 years. Today if you get 5 to 7 years, you are lucky. If something lasts 9 years, you are blessed...

Unless you can see that the appliance was abused, then you should pay for the repair.

--47.155.xx.xxx




Appliances (by Patti [OK]) Posted on: Oct 15, 2020 6:12 PM
Message:

Do not supply rentals with only a stove/ oven only. Any more most people have refrigerator and microwave. It has gotten to replacing appliances that they destroy. --24.253.xxx.xx




Appliances (by plenty [MO]) Posted on: Oct 15, 2020 8:39 PM
Message:

Go there and check to see if its plugged in. Check the breaker also. Is it getting power? They do go out but generally the microwave is life is long lived. Go there and see yourself. --99.203.xxx.xxx




Appliances (by Doris [OH]) Posted on: Oct 15, 2020 9:11 PM
Message:

I think this question might depend on the type of unit for rent and common practice in the area where you live. Our rental units are all apartments. In 15 years I have never had anyone say they have their own refrigerator or stove. We supply refrigerator, stove, and dishwasher and repair or replace as needed. This seems to be the same policy of all apartments in our area. I canít imagine people wanting to rent one of my units if I told them they were responsible for repair or replacement of a fridge or stove and it was just a loner, might as well go across the street to someone else. --184.59.xxx.xx




Appliances (by Patti [OK]) Posted on: Oct 15, 2020 9:30 PM
Message:

We decide only essential appliances. On our last they destroyed 2 gas stoves, two sets of w/d, a kitchen sink, total destruction of the bathroom, toilet, sink, vanity, mirror floor & walls. Holes in walls and doors. A total reduce for this property. This is a single family house not a apt. Have many applicants especially family already have w/d and refrigerator and we do not have a place to to store. We are not paying over a grand for a refrigerator and having it destroyed. Or we will charging a extra rent for providing new refrigerator. --24.253.xxx.xx




Appliances (by Nellie [ME]) Posted on: Oct 15, 2020 9:36 PM
Message:

OTR microwaves tend to have a really short life span. 3-5 years is not unusual. IMO, it is because of the heat and steam created by the stove. Fix/replace for this tenant, but replace with range hood on tenant turnover. --64.222.xxx.xxx




Appliances (by Do not supply microwave. [OK]) Posted on: Oct 15, 2020 9:58 PM
Message:

Do supply them either and we do supply the with the stove. Too expensive. A free standing stove is all we supply. Some of our other properties have more if they already have existed in the property but this property we are redoing now, we will get a new stove for the kitchen. --24.253.xxx.xx




Appliances (by LindaJ [NY]) Posted on: Oct 16, 2020 8:22 AM
Message:

I supply stove and refrigerator. I would not put in over the range microwave. They are not reliable, they may not be easily replaceable. Microwaves, toaster ovens, coffee pots, blenders are all personal appliance that a tenant can provide if they want.

If you provided it without the stipulation that they are responsible, then it is a reasonable expectation that you will repair or replace. IF you can say the appliance was abused, you might be able to charge the tenant. But if it just stopped working that might be difficult to prove. --108.4.xxx.xxx




Appliances (by WL [CA]) Posted on: Oct 16, 2020 9:38 AM
Message:

Depends - are you in a rent control jurisdiction and can't evict or raise rents? Then all your leases should make appliances as loaners to be fixed or replaced by the Ts. In CA now, the leases should require the Ts to pay for the increased costs to repair, due to rent control. --174.65.x.xxx




Appliances (by Patti [OK]) Posted on: Oct 16, 2020 10:29 AM
Message:

We decided no refrigerators when a ex tenant assumed when we replaced a broken one with $1300. French door that was 2 months old was their and took off with it.

Ask them to return it and end up calling Police they call them and told them that fridge, that it was not theirs. To return it within two hours back to the property. They claimed that we bought for them and the police told them he was looking at receipt from where we bought it and it was the property owners fridge. They did not return it so we filed a complaint with the police and they were arrested for theft and file suit against them. So thatís the reason we are no longer providing fridges for our properties. We cannot lose that much anymore. These are hard enough times for mom and pop rental businesses. --24.253.xxx.xx




Appliances (by Patti [OK]) Posted on: Oct 16, 2020 10:29 AM
Message:

We decided no refrigerators when a ex tenant assumed when we replaced a broken one with $1300. French door that was 2 months old was their and took off with it.

Ask them to return it and end up calling Police they call them and told them that fridge, that it was not theirs. To return it within two hours back to the property. They claimed that we bought for them and the police told them he was looking at receipt from where we bought it and it was the property owners fridge. They did not return it so we filed a complaint with the police and they were arrested for theft and file suit against them. So thatís the reason we are no longer providing fridges for our properties. We cannot lose that much anymore. These are hard enough times for mom and pop rental businesses. --24.253.xxx.xx



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