Rental Property Appliance Savings?

[John K.]

As a landlord - I have to say appliances have become one of the biggest headaches.  Having a small handfull of duplexes, things like dishwashers, built in microwaves, refrigerators and ranges are a hassle since tenants are always rough on them. 

After having my first dishwasher go out years ago, we started stocking up appliances so we always have spares on hand to install.  I currently have 3 refrigerators, two dishwashers and three ranges that are ready to go in my garage.  Also, anytime we have a tenant leave a unit that has a built in microwave, we remove the microwave and replace it with a cheap re-circulating range hood since tenants are rough on microwaves.  "You really aren't suppose to put metal in the microwave?" is my all time favorite quote.

I should mention our rentals are not A quality properties, but more like a C+ to B range, not top of market but not bottom of market either.  

What do others do for appliances?  Any good cost savings techniques?  

[Andrea M.]

I've been lucky to stumble across someone  locally who sells used appliances (fridge & stoves) mostly electric and he offers a 1 year warranty and delivers for free 99. LOL.

I would suggest putting something in your lease or an addendum/notice in that you include in your lease documents regarding negligence of use and who will be responsible for repairs/replacement and have tenant sign it.