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include washer dryer and refrigerator in house rental?

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James W.

Real Estate Investor from San Diego, California

Jun 27 '05, 03:37 PM


I am renting out my 4 bedroom house in San Diego, should I include the washer, dryer and refrigerator in a house rental.

The current tenants offered to leave their refrigerator, washer dryer in the house after they move out for $1000.


Edited Jun 26 2010, 02:50


Sam Green

Real Estate Investor from Delaware

Jun 27 '05, 05:09 PM
1 vote


Sounds like a good deal to me - get a bunch of appliances and not have to worry about getting them into the house. Why not try to talk them down just a bit - maybe $800 for all the appliances? There is always room for negotiation, right?

Its got to be easier renting out a house with w/d and fridge.


Edited Jun 26 2010, 02:50


Wallace S. Gibson

Property Manager from Charlottesville, Virginia

Jul 28 '05, 06:24 AM


"industry" rule of thumb is if the rent is over $800 - refrigerator should have an icemaker and be sure to inventory any appliances in the lease agreement....I agree - offer $800 for all three.


Edited Jun 26 2010, 02:51


James W.

Real Estate Investor from San Diego, California

Jul 30 '05, 12:44 AM


I ended up buying the refrigerator, washer and dryer for $850. However I also wrote in the lease contract that the refrigerator, washer and dryer are there ONLY for the convenience of the tenant and will not be covered by maintenance.

They are :badwords: expensive to fix from what I understand.


Edited Jun 26 2010, 02:51


Stirling Gardner

Property Manager from Los Angeles, California

Jul 15 '09, 12:11 PM
1 vote


Good call. That is exactly what I was going to suggest. It always looks good on the rental offer to have appliances - no one wants to move or haul giant pieces like that.

And if they want them to work, then they will have to take care of them! :)


Edited Jun 26 2010, 08:59


Bryan A. Donor

Real Estate Investor from Charlotte, North Carolina

Dec 15 '09, 09:05 AM
2 votes


a quick note...call me paranoid, but on my appliance addendum, it has the serial numbers of all appliances...nobody will be walking out with my fridge :mrgreen: :mrgreen: ...of course with a higher end rental, you may not have to worry about this that much


Edited Jun 26 2010, 10:51


Bryan A., Carolinas Revitalization, LLC
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Mark Yuschak

Real Estate Investor from Grand Blanc, Michigan

Dec 15 '09, 09:19 PM
1 vote


I don't include appliances in my lower end rentals. The tenants have no respect for them so they can provide their own. For the nicer rentals I do provide them since I've never had an issue with them getting trashed.


Edited Jun 26 2010, 10:52


Michael Shadow

Multi-family Investor from Bellefonte, Pennsylvania

Dec 15 '09, 09:31 PM
1 vote


If you are including appliances in your rental and one of them breaks you have to repair or replace it.

-Michael


Edited Jun 26 2010, 10:52


Bryan A. Donor

Real Estate Investor from Charlotte, North Carolina

Dec 15 '09, 11:55 PM
1 vote


michael, what if you put in your addendum that the appliances are in working order but come with no guarantee..therefore if something happens, the tenant is responsible? i think that if a fan goes, i would replace it, but this protects me in case it's obvious the tenants are trashing my appliances, and it gives me the option of saying either i can take care of it or read the contract...


Edited Jun 26 2010, 10:52


Bryan A., Carolinas Revitalization, LLC
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P NW

OR

Dec 16 '09, 01:53 AM
1 vote


Those had better have been some fancy appliances. You an buy used washer dryer sets for $25, and a used fridge shouldn't cost any more than $125.

I provide fridge. Tenants don't generally break them, aside from breaking out all the shelves in the door. But washers and dryers break when they are abused and tenants will abuse them. So I provide the hook-ups, they provide the machines.

The exception is one house where it is terribly tight to get machines in and out, and I provide them in that house. I figuire repairing the machines is cheaper than repairing the walls every time someone moves in or out.


Edited Jun 26 2010, 10:52


Ryan A.

Real Estate Investor from Westerly, Rhode Island

Dec 16 '09, 01:56 AM
1 vote


Will that work ok? I am doing the same: I had 2 washer/dryers donated that I set up for my 2 rentals which looks great for an interested renter. But I know they will break and I don't want to deal with the cost of repair.

Even with an addendum - Does this go against the rule of included appliances require landlord maintaining? I think a Tenant would have an easy time explaining that they are mine and I should take care of them. Seems like it could be taken as a bait-and-switch.

I'd like to call it a borrowed donation :)


Edited Jun 26 2010, 10:52


Mitch Kronowit Donor

SFR Investor from Orange County, California

Dec 16 '09, 10:16 AM
1 vote


I provide a fridge and washer/dryer stacked set in my condo, nothing but a gas range in my rental house.

Yes, the condo may be smaller than the SFR, but it is a higher end, more expensive property - apparently because of its location, i understand ;-)

The condo's fridge has never needed service in the last 17 years! Let's hear it for Amana. The washer/dryer set is the third one since I purchased the property in 1992.


Edited Jun 26 2010, 10:52


Robert Mayo

Real Estate Investor from Mountain View, California

Dec 16 '09, 11:46 AM
1 vote


What happens when the appliance breaks? If you won't fix it is the tenant allowed to throw it away to make room for his own appliance?


Edited Jun 26 2010, 10:52


Mark Yuschak

Real Estate Investor from Grand Blanc, Michigan

Dec 16 '09, 10:41 PM
5 votes


I refuse to provide a washer and dryer. However, I have quite an inventory of washers, dryers, stoves, friges, etc. So, if a tenant is moving in and needs a washer or dryer, I allow them to buy one from me out of my inventory. I sell them for $75 each and supply the hoses, vent lines, etc. and do the hook up. That way I know it's done right and don't have to worry about a flooded basement. It's an extra few bucks in my pocket for appliances I got for free (I get mostly all my appliances for free...being in the right place at the right time helps).

9 times out of 10 when the tenants move out, they leave behind the washer and dryer that THEY OWN. I just keep them hooked up and resell them to the next tenants. 9 times out of 10, they'll pay me $150 for them again. If they don't want them (which is extremely rare), I'll disconnect them and put 'em back in inventory.

It's the best of both worlds - reselling the same inventory, and reducing liability. I've never gotten a phone call for a broken washer or dryer because they're not owned by me!

On a flip house, I typically supply a washer and dryer. Most of my flips are marketed toward first time buyers. Most first-timers don't have a washer and dryer so it helps find a buyer that much quicker and makes the house feel complete.


Edited Jun 26 2010, 10:52


Bryan A. Donor

Real Estate Investor from Charlotte, North Carolina

Dec 17 '09, 02:41 AM
1 vote


robert, it is understood by my tenants that the appliance come with no guarantee or warranty...they can either have them fixed, or i will come pick them up and they can buy their own...i buy them for around 100 bucks per appliance used, so it's not big money, and they ain't pretty...i'm not attached to them in anyway, but if i can take them back and have them fixed and put in another rental, then so be it


Edited Jun 26 2010, 10:53


Bryan A., Carolinas Revitalization, LLC
E-Mail: [email protected]
Telephone: 704-905-6510
Website: http://www.facebook.com/carolinasrevitalization
To see ongoing and upcoming projects, please like us on Facebook!


Chase T.

Dec 22 '09, 06:55 AM
1 vote


Wow... Here (Chicago) you must legally provide a fridge.


Edited Jun 26 2010, 10:56


Rich Schroeder

Real Estate Investor from Wisconsin

Dec 22 '09, 07:27 PM
1 vote


Make sure you know your local laws. In Wisconsin you must provide a stove (or microwave) and a fridge. I pick them up for about $200 each at a local used appliance store. Come with a 90 day warrenty and are in good shape (when I get them).

-Rich


Edited Jun 26 2010, 10:56


Brandon Turner Verified Video

Real Estate Investor from Montesano, Washington

Dec 23 '09, 12:08 AM
1 vote


I often do what Mark Yuschak does. I always keep an eye out for cheap/free washers and dryers and then offer to sell them to tenants when they move in. I've made a few hundred bucks this way, it gets the tenant their own washer/dryer, and I don't have to worry about maintenance.

I do always provide the fridge on my rentals, but they are pretty low income housing, so people wouldn't have their own.


Edited Jun 26 2010, 10:57


Medium_bp-squareBrandon Turner, BiggerPockets
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Shari Posey

Residential Real Estate Agent from Long Beach, California

Nov 03 '10, 10:54 AM
1 vote


This is an old thread but I have a new question...our lease says all appliances are at the convenience of the tenants BUT of course, the most recent tenants expected us to repair them. We said no. So now they moved out and we have a broken refrigerator and broken washing machine. I think it's a nice benefit to provide them (and it's a renter's market) but how do we tell them it's their responsibility to replace them or repair them??? They will be brand new and I expect them to be working for at least a few years. (We found a new fridge for $250 and a new washer for $300. We have had mixed results with used appliances.)



Sean Gallagher

Real Estate Investor from Millsboro, Delaware

Nov 03 '10, 11:57 AM
1 vote


Originally posted by Bryan Alenky:
robert, it is understood by my tenants that the appliance come with no guarantee or warranty...they can either have them fixed, or i will come pick them up and they can buy their own...i buy them for around 100 bucks per appliance used, so it's not big money, and they ain't pretty...i'm not attached to them in anyway, but if i can take them back and have them fixed and put in another rental, then so be it

this is what I have been taught as well, in the contract there should be a clause explaining that the appliances are in the rental and the tenants are free to use them if they want but then are responsible for any damages that may occur. If they dont want to be responsible for what you provide to them then take the stuff out and let them deal with their own appliances.. Then maybe when they leave you can get some more appliances cheap.. if they still work. So not a bad deal.



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