Fridge & Stove
Click here for Top Ten Discussions. CLICK HERE for Q & A Homepage
Receive Free Rental Owner Updates Email:  
MrLandlord Q & A
Fridge & Stove (by Q [NE]) Jan 27, 2024 8:59 AM
       Fridge & Stove (by Still Learning [NH]) Jan 27, 2024 9:31 AM
       Fridge & Stove (by Jasper [OH]) Jan 27, 2024 9:32 AM
       Fridge & Stove (by WMH [NC]) Jan 27, 2024 9:38 AM
       Fridge & Stove (by plenty [MO]) Jan 27, 2024 9:45 AM
       Fridge & Stove (by RB [TN]) Jan 27, 2024 9:49 AM
       Fridge & Stove (by Richard [MI]) Jan 27, 2024 11:17 AM
       Fridge & Stove (by Robert,OntarioCanada [ON]) Jan 27, 2024 12:43 PM
       Fridge & Stove (by Sisco [MO]) Jan 27, 2024 1:08 PM
       Fridge & Stove (by 6x6 [TN]) Jan 27, 2024 2:59 PM
       Fridge & Stove (by 6x6 [TN]) Jan 27, 2024 3:00 PM
       Fridge & Stove (by zero [IN]) Jan 27, 2024 3:41 PM
       Fridge & Stove (by pete [OR]) Jan 27, 2024 3:53 PM
       Fridge & Stove (by mapleaf18 [NY]) Jan 27, 2024 6:10 PM
       Fridge & Stove (by Small potatoes [NY]) Jan 27, 2024 9:00 PM
       Fridge & Stove (by Robin [WI]) Jan 27, 2024 10:11 PM
       Fridge & Stove (by 6x6 [TN]) Jan 28, 2024 11:27 AM
       Fridge & Stove (by Ray-N-Pa [PA]) Jan 28, 2024 6:28 PM
       Fridge & Stove (by David Krulac [PA]) Feb 1, 2024 5:12 PM
       Fridge & Stove (by 6x6 [TN]) Feb 1, 2024 7:27 PM
       Fridge & Stove (by Gram [OH]) Feb 1, 2024 8:04 PM
       Fridge & Stove (by David Krulac [PA]) Feb 1, 2024 10:15 PM
       Fridge & Stove (by Jerry [NY]) Feb 1, 2024 11:40 PM
       Fridge & Stove (by Sortablonde [CA]) Feb 2, 2024 3:37 PM
       Fridge & Stove (by 6x6 [TN]) Feb 2, 2024 5:40 PM
       Fridge & Stove (by J. B. [CA]) Feb 2, 2024 9:03 PM
       Fridge & Stove (by Lynn [MA]) Feb 3, 2024 6:32 PM
       Fridge & Stove (by BRAD 20,000 [IN]) Feb 10, 2024 10:45 PM
       Fridge & Stove (by BRAD 20,000 [IN]) Feb 10, 2024 10:50 PM
       Fridge & Stove (by WMH [NC]) Feb 11, 2024 1:44 PM

Click here to reply to this discussion.
Click Here to send this discussion to a friend

Fridge & Stove (by Q [NE]) Posted on: Jan 27, 2024 8:59 AM

Over they years, I have gone back and forth on whether to furnish refrigerators and stoves in rentals. I seem to have purchased alot of both over the years because people just don't take care of them.

It is frustrating when a brand new stove I purchased 3 years ago, now has a blackened or beat up cook top and elements are not working or I am missing outside door handles, crisper drawers and the railings for the inside door shelves on refrigerators.

I personally have had a refrigerator in every house I have ever lived in and I have never, ever lost a crisper drawer!??? I'm not even sure how that happens. :)

I am about finished with a remodel on a 2 bedroom and I have told the new tenant that they will need furnish their own refrigerator and stove. They seemed fine with it and now it's one less thing I will need to worry about fixing or replacing.

Do you furnish them, or nada?


Fridge & Stove (by Still Learning [NH]) Posted on: Jan 27, 2024 9:31 AM

I have multi unit apartments so I do furnish them. Quality has gone way downhill on appliances so I went through a series of fridge door handles snapping so fridgedaire mailed several but must have fixed that problem since I havenít received calls for that recently. My new cleaning person was air drying a fridge drawer on a windowsill when it fell on the tile floor and shattered the back. On top of other reasons she did 2 units and wonít be hired again. I had a stove glass window shatter 2 years ago and a freezer on a 2 year old fridge stop working. Itís not always the tenantís fault but I agree that I take better care of my house and appliances than most tenants.

Fridge & Stove (by Jasper [OH]) Posted on: Jan 27, 2024 9:32 AM

I have started not supplying appliances in SFH, because of the reasons you state. It has not made a difference in the ability to rent to a quality applicant. I know there are some who rent appliances to the tenant for an additional monthly fee, but then you're left with cleaning up or disposing of beat up appliances when the tenant leaves. I want to avoid that. --71.28.xx.xx

Fridge & Stove (by WMH [NC]) Posted on: Jan 27, 2024 9:38 AM

Never lost a crisper, but I can see how to easily break one if you take it out to clean it: drop it and it's toast because the plastic used these days is crap. All four of the door shelves on my (relatively new) fridge simply cracked and broke with normal use and I don't even have kids. $65 each from the manufacturer (cheaper on Amazon, luckily) but the plastic they are made from these days are such crap crap crap we hated to replace them. Had to though.

Just yesterday the door handle on the slider in my kitchen fell off. Just fell off. On inspection, the screws had rusted through.

I think it was PAT/VA who just posted about their toilet popping and cracking in the night - no one was even near it.

Of course some damages are rough handling, but others are just the quality of the materials on newer products, or simple age on older products.

Fridge & Stove (by plenty [MO]) Posted on: Jan 27, 2024 9:45 AM

I can for see not providing appliances in the future as things change and I need to cut expenses. Currently I am providing to stay ahead of the competition.

Fridge & Stove (by RB [TN]) Posted on: Jan 27, 2024 9:49 AM

When it comes to rentals,

Tenant Lifestyle Issues for $1600.00, Alex.

Fridge & Stove (by Richard [MI]) Posted on: Jan 27, 2024 11:17 AM

I don't provide them anymore. Since i have only C level places the tenants have a habit of wrecking and stealing them. Now they go to a thrift shop or a garage sale and get what they need for $50 or $100 and it's not my problem anymore. --75.7.xx.xx

Fridge & Stove (by Robert,OntarioCanada [ON]) Posted on: Jan 27, 2024 12:43 PM

Better to buy at Habitat for Humanity restore then expense out or buy on market place. After 3 to 5 years appliance is good for scrap metal place. Charge more for appliances at $30 to $50 per month. in the apartment buildings changed out appliances for good tenants then put those appliances for bad tenants. Used is better where expense out instead amortizing out.

Fridge & Stove (by Sisco [MO]) Posted on: Jan 27, 2024 1:08 PM

I love the idea of offloading the expense of supplying appliances. Here are the downsides to my making this change damage to floor covering due to scooting appliances (especially range). Damage to doorways. People who would move in but canít have appliances delivered on their schedule.

For those who have made this change, tell us what you had to overcome.

Fridge & Stove (by 6x6 [TN]) Posted on: Jan 27, 2024 2:59 PM

I currently prove them. I think Brad does very well with renting them.

Fridge & Stove (by 6x6 [TN]) Posted on: Jan 27, 2024 3:00 PM

Should say provide.

Fridge & Stove (by zero [IN]) Posted on: Jan 27, 2024 3:41 PM

I have started putting felt pads in the feet of my stoves Seems to save a bit of wear and tear on the vinyl floors.

Well it does for the tenants that actually clean behind them.

Can't count the number of times I have taken over one of my two story duplexes only to find the handrail busted and a big gouge in the floor at the bottom of the stairs from a washer and dryer being hauled and dropped. --107.147.xx.xx

Fridge & Stove (by pete [OR]) Posted on: Jan 27, 2024 3:53 PM

I got the house and appliance beaters before I did the background and credit checks. So far the appliances are being taken care of. I put in new ones so there is less maintenance for me.

Fridge & Stove (by mapleaf18 [NY]) Posted on: Jan 27, 2024 6:10 PM

Hint: they use the crisper drawers for moving boxes/toy containers. Fresh veggies are a no no in Class C and below.

Fridge & Stove (by Small potatoes [NY]) Posted on: Jan 27, 2024 9:00 PM

When a fridge part breaks I bill the tenant for the replacement. New Electric cooktop saucers are not so expensive. I usually swap them out. Tenant also cleans appliances or pays cleaning fee as stated in last section of the lease (not as an addendum). In NY it is customary for the ll to supply fridge n stove. The upside is tenants are less likely to take doors and railings off to squeeze them into the unit, plus damage the walls and drag them across floors.

Fridge & Stove (by Robin [WI]) Posted on: Jan 27, 2024 10:11 PM

Not any more. Not after the tenant reported the fridge was "broken" and I found the door sagging off its hinges. I guess a kid thought it was a swing.

I find that the better quality tenants in my C neighborhoods already have a nice fridge, and can afford a stove. If the outgoing tenants leave their appliances behind, I put in the lease that the appliances are provided as a convenience only until they can purchase their own. Saves me a lot of trouble and gives them time to save up. My goal is to minimize the management effort required, and appliances require too much management for me. Never lost an applicant yet because appliances weren't included.

Fridge & Stove (by 6x6 [TN]) Posted on: Jan 28, 2024 11:27 AM

I like that clause, Robin.

Fridge & Stove (by Ray-N-Pa [PA]) Posted on: Jan 28, 2024 6:28 PM

I offer them a beat up frig with the place, but I also offer them to do a RTO on a brand new one.

I ask them if they 1) want a new frig instead of this "well tested". Almost everyone says why yes , I want a new one instead of a used one. So I ask, how much can you afford per month. Say that number is $25 extra for that frig, I figure out what the FULL PRICE on the thing is. Say for example it is $600. I let them know that after paying for it for 24 payments of $25, they can get it for $1 more. YES- I am giving them an interest free loan!


Because, I am also offering them a 24 month lease instead of just a 12 month lease. And what happens at the end of those 24 months? Do you think I have that awkward conversation that so many landlords hate having about rent going up? Nope, that payment will stay the same in month 25 as the other months, just that extra $25 is a rent increase. After year 4 though, that conversation does occur and tenants are more understanding.

Being that understanding landlord, (all the way to the bank) makes for long term residents

Fridge & Stove (by David Krulac [PA]) Posted on: Feb 1, 2024 5:12 PM

We do different things for different properties:

Standard apartment: frig, range, usually a dishwasher, never a microwave, never a disposal, never a window A/C, sometimes washer and dryer.

Standard house: almost always a range, unless the tenant request to bring their own, usually a dishwasher, sometimes a frig, never a disposal, never window A/C, never microwave, never washer dryer.

Luxury condo/apt: frig, range, dishwasher, washer, dryer, microwave if built in, maybe a disposal.

Luxury house: range, dishwasher, usually frig,

If there is frig, washer, dryer left by former owner or former tenant, lease clause says we will remove at tenant request and will not repair or replace if inoperable.

Two goals are to reduce appliance repair/replacement costs and to have tenants, particularily at house to bring their own "Heavy" appliances as an incentive to not move because they have lots of "Heavy" stuff. Have a baby grand piano, bring we are music lovers. Have a nine piece sectional sofa, yes that would fit here perfectly. Have a treadmill, elaton, weight set, pool table, bring it!

Fridge & Stove (by 6x6 [TN]) Posted on: Feb 1, 2024 7:27 PM

David[PA], thanks for the detailed list.

However, aren't you concerned with damage to the floor with weight sets?

Fridge & Stove (by Gram [OH]) Posted on: Feb 1, 2024 8:04 PM

I have SFHs in marginal neighborhoods. I supply fridge and stove, washer and dryer. When I was a renter, long before I was a homeowner and a landlord, I never rented a place that didn't have them, house or apartment. I have also witnessed tenants tossing the appliances up and down stairs at neighboring rentals, no thought to the damage being done to every wall and door they banged into. I generally supply used appliances. If they cost more to repair than to replace, I replace them with another inexpensive used appliance. The exception has been for a long-time, very reliable tenant who takes care of the house like I would: For her I replaced the kitchen appliances with new ones when the time came. She is happy and never wants to move. The appliances must be ready-to-use clean at move-out time or a large cleaning fee is deducted from the deposit.

Fridge & Stove (by David Krulac [PA]) Posted on: Feb 1, 2024 10:15 PM

to 6 X 6, been renting a long time and never had any damage from heavy objects the tenants bring.

Fridge & Stove (by Jerry [NY]) Posted on: Feb 1, 2024 11:40 PM

I would not provide appliances if at all possible, but with short term rentals it is not an option. Also if entry doors to kitchen are less than 36", or there is a floating vinyl floor, I would not want a tenant to be moving in their own refrigerator. Newer appliances are not built to last and the warranties are a joke. Extended warranties have extensive coverage but you could pay double for the appliance in pretty short order. I've found Sears parts direct is best at finding the correct needed repair parts the first time.

Crisper drawer? I think they leave the drawer open and close the frig door.

Fridge & Stove (by Sortablonde [CA]) Posted on: Feb 2, 2024 3:37 PM

I supply Fridge, Washer, Stove and an already installed gas hookup if they want to put in their own dryer. Rental Agreement states: "Appliances (if furnished) are for your convenience only. Landlord is not responsible for repairs. Tenant is responsible for keeping the appliances clean and in working order. If an appliance should fail, it will not be replaced by the Landlord. If you provide your own appliances, you must notify the Landlord so the current ones can be removed by the Landlord only."

So far it's working after 25 years of Landlording. One family who was moving out of the US, sold me a near new Washer, and Fridge at a very low cost. I still have them in the unit.

Fridge & Stove (by 6x6 [TN]) Posted on: Feb 2, 2024 5:40 PM

Thank you, David.

Fridge & Stove (by J. B. [CA]) Posted on: Feb 2, 2024 9:03 PM

I rent a single family detached home.

I provide, Stove, Oven, dishwasher, and a countertop Microwave, but I do NOT provide refrigerator, clothes washer, or gas clothes dryer..

This seems to be normal in the SoCal house rental market our rental is in.

I bought this house new from the developer in 2002. We lived in it for the first 9 years, and it's been a rental since then, so it's now 22 years old. The original GE Gas oven/range is still in great shape, I did replace the dishwasher once in 2019, and replaced the microwave once in 2020.

I do offer tenants an opportunity to rent refer, clothes washer and dryer from me, but if they request this, I would check the cost to rent these from an appliance rental company first before I quoted my renter what the added costs would be, and then I would make a decision about whether I purchase a new appliance and collect the added rent for it or if I would rent the requested appliances myself to provide. Luckily, none of my three tenants have requested that I provide the extras.

Unfortunately, there were other appliance type costs that I did have to pay for.

1) at 19 years old, I had to replace the 70 gallon gas water heater ($1100) but this instantly became a tax deduction.

2) I have replaced the garbage dispoal 2x at avg $275 ea,.. again a tax deduction.

Cleaning the oven and stove is never easy when turning a unit, but heavy cleaning with good detergents have kept the appliances looking great for the three turns I've had since 2011.

All of my appliances are White GE. And I keep a touch up paint kit that makes my carefully repaired deep scratches and chips almost dissapear.

Hope this helps.

I also require that renters provide rental insurance before I sign the lease. This makes them responsible for the water damage that could be incurrred if their Refer or washer, or dryer causes water damage or a fire.

Hope this helps.

Fridge & Stove (by Lynn [MA]) Posted on: Feb 3, 2024 6:32 PM

Massachusetts requires a stove by law but not a fridge. I usually donít supply fridges --96.233.xx.xx

Fridge & Stove (by BRAD 20,000 [IN]) Posted on: Feb 10, 2024 10:45 PM

How did I miss this post?

I stopped paying for and repairing appliances for free. Not everyone needs appliances.

My mind was changed when I provided nice stainless steel stove a ref (back when they were new and pricey) for a nice upscale executive home.

After signing the lease she asked to have MY appliances removed because she wanted to use her own.

Then at a home without appliances the Aaron's Rent truck pulled up and brought in rental appliances at $35/week/appliance. $140/week x 52 weeks = $7280 they were happily paying for something *I* could provide (profit from).

Now my ad makes me money. "Bring your own appliances or rent ours - Stove, Refrigerator, Washer, Dryer - $35 each per month."

When we talk about signing a lease they now say "And we want to rent those appliances."

Now *I* bring in an EXTRA $1680/yr on about half our new leases and $840/yr on about 25%. About 25% have their own.

My mantra: Find what people want and let them pay your for it."


Fridge & Stove (by BRAD 20,000 [IN]) Posted on: Feb 10, 2024 10:50 PM

PS Now I can advertise a decent price but increase my profit by providing the amenities people want.


Fridge & Stove (by WMH [NC]) Posted on: Feb 11, 2024 1:44 PM

Hah Brad we provide pretty crappy used washer and dryers - they work but aren't very attractive or high-tech - and some live with them, and some get "gifted" better ones from their moms & dads, and some buy their own. They never buy their own fridges or stoves or microwaves or dishwashers - just washers & dryers.

I don't think we have a "Rent-An-Appliance" store anywhere close.

Click Here to send this discussion to a friend
Report discussion to Webmaster

Subject: RE: Fridge & Stove
Your Name:
Your State:

Fridge & Stove
Would you like to be notified via email when somebody replies to this thread?
If so, you must include your valid email address here. Do not add your address more than once per thread/subject. By entering your email address here, you agree to receive notification from every time anyone replies to "this" thread. You will receive response notifications for up to one week following the original post. Your email address will not be visible to readers.
Email Address: