Do you always have to fix appliances?

Question

I recently read a lease with that included this clause: "If any appliance cease to function, we may or may not repair or replace the appliance at our discretion."

Do you have this clause on your lease AND is it allowable in your state?

Mike Dymski · Answer

I would not want or expect residents to fix appliances.

Eric Bilderback · Answer

Dude get your people appliances!  LOL

Theresa Harris · Answer

I don't, but if it is there and your tenant signed the lease, then follow it.  Where I am it is normal to provide appliances.  Having tenants move large appliances in and out can create damage.  I know it saves you from repairing and replacing them, but I'd worry about them properly attaching things like a washing machine.

Karl B. · Answer

I fix all appliances. Though if it's a SFH I typically don't include a washer and dryer.

Michael Noto · Answer

I've never seen a lease with that language you outlined, but for us it depends on what kind of appliance. For refrigerators, stoves, dishwashers that are owned by us we take care of repair/replacement. That is the norm for our market.

If a washer/dryer remains from a previous tenant we outline in the lease they are more than welcome to use it, but we will not repair/replace in the event an issue happens.

Scott M. · Answer

Your clause is a bit goofy to be honest.  The whole "discretion" part is really odd.  For kitchen appliances like a fridge or stove for us it depends on who provides them.  If we do we service them.  If tenant does they do.  Pretty simple.  If we buy a home that has a washer/dryer in it we always say that the tenant is free to use but they will not be serviced or replaced if broke.

I would try to be clear VS this discretion path you are taking.  That is just ripe for issues.  Also be sure you know state law about what you are legally responsible for.

Account Closed · Answer

I have only one stipulation on the washer/dryer. They're stacked and just physically difficult to get into and out of the laundry room due to the layout. So I have in the lease that they are welcome to use the ones provided, but if they break the tenant can either repair them or request to have them removed by me and they can buy their own. Single house.

Bill B. · Answer

No way a tenant would say. Hey your clothes washer/ dishwasher / fridge, whatever you don’t have to fix is spraying water all over your floor. Your stove has a nasty gas smell, I’m going to leave town for a week and see what happens.

What are you hoping to save with this clause? Do you think when this tenant bails your next tenant is going to say hey it’s cool the fridge doesn’t work I’ll sign your lease anyway. So you don’t have to pay for the appliance for an extra couple months and all it costs you is more turnover?

With a dozen properties I MIGHT replace one or two a year? Oh no, $1000-$2,000/year? $150/mo divided by 12 is $12/mo? Do you think you can charge $12/mo more for rent with new appliances you repair? I’d never signs. Lease like this but if I was forced to do the math I’d want at least $75/mo off for no appliance repair. And I’m taking my replacement appliance with me when I leave. Then you can buy a new one for the next tenant.

A nice fridge can run you $900? (This is what I buy, stainless with ice/water in the door) everything else is $400?

I would this must be why I never have any vacancies, but I don’t think anyone would really try a lease stipulation like that in my markets. But they probably deserve what they get if they do.

Ps. NO. Don’t buy a home warranty ever.

Do you always have to fix appliances?

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