BiggerPockets

Have a look at this thread.

Don't put ANYTHING with moving parts in the house that isn't absolutely necessary for the price range of your rental. If this is a typical Ohio rental, you definitely don't want to include appliances beyone stove and refrigerator (no dishwasher, garbage disposal, ceiling fans, washers/dryers, trash compactor, etc). If it moves - it's trouble (and that includes the tenants).

Good Luck,

Mike

I don't have rentals yet but my wifes grandpa has several and he agrees with Mike and doesn't put anything in. He doesn't even put in a fridge, just the stove.

This is not slum lording either because he has long term tenants in all his properties. All his properties are nice and clean but VERY basic. He also makes a point to not raise the rent once he finds a good tenant. That part for him is easy because they are all owned free and clear.

Most landlords I've talked too that are successful keep everything clean but very basic.

Jeff

Many good ideas have already been presented; I'll voice opinions on a few of them.

Jon Klaus syas charge them extra rent for the extra equipment. MikeOH and NC Mark say don't include any extra equipment. NC Mark added that he would be including washer/drier in his latest, with a lease clause saying that he's not responsible for maintaining them. These are all viable practices, and they all make sense. You need to pick which one of these is most appropriate for the rental clientele that will be occupying the premises (and on what the competition in that rental market offers). I don't think you can charge extra rent and then have a lease clause that says you aren't responsible for maintaining the extras; but I have heard of this even being done by some landlords in the Phila area.

I like to include the ceiling fans that are the low-end Lowes or Home Depot store brand models; they can be bought for like $19.99 or $29.99. Not much difference between that price and a light fixture without the fan, but the tenants seem to like getting the fans. Just be aware that when they move out, that the top of the fan blades will need to be THOROUGHLY cleaned (in most cases).

Now if you include ANY appliance, whether it be DW, fridge, W/D: have a lease addendum that covers these. Itemize the make, model, serial number, color, etc so that upon move out you keep what you started with. Learned that from somebody who lost new appliances that were exchanged for second hand junk.

Originally posted by MikeOH

2) The most important reason not to include fans is that they're a safety (and therefore a liability) hazard. There have been cases of idiots jumping on the bed or couch and losing an eye when they are struck by the swinging fan blade. With rentals, it is very important to try to eliminate hazards for stupid tenants. You've got to try to put yourself in a really stupid tenant's place and ask how could they hurt themselves. What could be more natural than getting really drunk or high and bouncing on the couch right under a whirling fan blade?

Mike

:lol: I'm laughing Mike because I read a story like this in the Section 8 bible.
I agree with you if it's not necessary then why take on the extra headache and expense.

I agree with Mike and the others. I do not include any appliances, although, I do offer to buy new items for them, charge 12% interest for 12 months. Many will take the offer because it's cheaper then going to a rip off rent a center place. They do not own it, until it is paid in full.

Nope.. I just write up a contract. I am basically doing the same thing the rent a center places do, only at better rate and they get it for the price I pay for it at Lowes or Home Depot.. No mark up.

I would love to see more people do this an shut these rent a center places down. In my opinion those places should all be banned and the owners should be hung in central park. They really are the lowest scum of the earth.

When I can walk in to one of those places and buy a used dryer for $75 bucks, but if someone who doesn't have cash walks in, that same dryer cost $300 and by time they finally get done paying for it, they have paid $600 for it.

It's one thing to offer a service to people who need it and make a small profit. It's another thing to take complete avantage of someone simply because they are poor, ignorant and have no better options

I'm not sure how some folks were raised and I am by far a god fearing person, but some things you simply do NOT do to a fellow human being and I believe the rent a centers of this world are the scum of the earth and I put those owners right up there with drug dealers.

Sorry for the rant, but at some point someone needs to put these dirt bags out of business.

Wow, really great info. Thanks guys. I figured not going with a W/D would be the best route. I learned something new though and that is regarding the ceiling fans. One of the bedrooms has one and one they took the fixture or fan out of. I was telling my husband we'll need to get another fan. Instead, now though I think I'll talk to him about NOT getting one for that second bedroom and in fact removing the one from the other bedroom as well and just putting in a light fixture instead. Very good point on those.

The info in this topic is truly educational and the idea about creating a note for applicances from Tom C is a wonderful idea.