Do you provide fridge for you Rentals?

Joe S.Pro Member

Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes

So I have some of my properties that already come with the fridge so I leave them. I have one property I just finished rehabing that’s basically a $2000 a month rental. I did not put a fridge in it, but my Property Manager suggested I do. Oddly enough I had another Property Manager that manages some other rentals for me in another area that suggest I not put refrigerators in properties and said that the tenants do not take care of them. So basically I have two experts saying something totally different from one another. Lol

Do you put refrigerators in Your rentals and if so what kind do you get?

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Nathan GesnerBusiness Member

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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes

People expect major appliances and hardly any renters move around with their own fridge or stove. You also have to consider the increased risk of damage from moving appliances in/out, especially if it's anything with a water connection.

Yes, tenants damage appliances, but it's typically a broken shelf, door bar, or crisper drawer. You replace them, charge the tenant, and move on.

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Bjorn AhlbladPro Member
Investor · Shelton, WA · Member since 2017 · 6k+ posts · 6k+ votes
4y
Generally a fridge is included in all our rentals-higher end rentals get a washer and dryer.
Most units get a 650 dollar HD fridge. More expensive units get ice makers and water. We change the filter at inspection time.
If the tenant wants to use their own fridge that’s ok too and we charge 100 dollars as a flat fee to remove the fridge. Check for floor damage. All the best!
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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
4y
People expect major appliances and hardly any renters move around with their own fridge or stove. You also have to consider the increased risk of damage from moving appliances in/out, especially if it's anything with a water connection.
Yes, tenants damage appliances, but it's typically a broken shelf, door bar, or crisper drawer. You replace them, charge the tenant, and move on.
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Greg R.
Investor · Dallas, TX · Member since 2016 · 887 posts · 1k+ votes
4y
I agree with @Nathan Gesner Not really practical for renters to purchase their own appliances and drag them around from rental to rental. I actually have a new tenant moving in a unit in a couple of weeks that wants to bring their own fridge. No big deal for me, I happen to have another unit that needs a fridge, so it's going to work out great.
4 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
4y
What kind of fridge and price range do you provide?

@Nathan Gesner
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Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
4y
Quote from @Greg R.:

I agree with @Nathan Gesner Not really practical for renters to purchase their own appliances and drag them around from rental to rental. I actually have a new tenant moving in a unit in a couple of weeks that wants to bring their own fridge. No big deal for me, I happen to have another unit that needs a fridge, so it's going to work out great.

What kind of fridge and price range do you provide?
1 Reply
Kathleen OsbornePro Member
Rental Property Investor · Roanoke, VA · Member since 2020 · 72 posts · 50 votes
4y
Someone paying $2,000/month in rent is probably going to take care of appliances. If they do not, the security deposit will cover replacing parts. I agree with the others about the possibility of damage to the floor if you let tenants move their own appliances in and out of the space.
Good luck!
4 Reply
Karl B.
Rental Property Investor · Erie, PA · Member since 2015 · 1k+ posts · 2k+ votes
4y
In most rental markets the landlord provides a fridge. Though the one year I rented as an adult (when I moved back to Los Angeles) our landlord told us fridges are dirty and we would have to bring our own.
Since it was a good deal ($1950 for a 3-bedroom in the Fox Hills area of Los Angeles) we were fine with it. It also helped that the apartment building had an elevator!
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Russell BrazilBusiness Member
Moderator
Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
4y
Everey property in the the northeast both for sale and rent come with appliances. I always find it odd thats not the case in the midwest.
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Jonathan R McLaughlin
Rental Property Investor · Boston, Massachusetts (MA) · Member since 2016 · 2k+ posts · 2k+ votes
4y
if people are paying 2000 a month they are going to expect the fridge and other major appliances
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Greg R.
Investor · Dallas, TX · Member since 2016 · 887 posts · 1k+ votes
4y
For this particular property rent is $3,400 per month, so I think we spent around $1,700 on a Samsung fridge home depot. However, in a different unit that rents for about $1,400, I think we went to a used appliance shop that warrantied their products and purchased a used fridge in good condition for about $700-800.

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Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
4y
I do as that is the norm where I am. Plus when tenants move, I don't want them moving large appliances in and out of the house. the fridges I have are the basic ones-no water, no ice maker.
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Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
4y
Quote from @Bjorn Ahlblad:

If the tenant wants to use their own fridge that’s ok too and we charge 100 dollars as a flat fee to remove the fridge. Check for floor damage. All the best!

I like that idea. We had one who wanted to use their own washer and dryer and I never thought to charge as we then had to move them and store them.
1 Reply
Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
4y
Quote from @Joe S.:

Quote from @Greg R.:

I agree with @Nathan Gesner Not really practical for renters to purchase their own appliances and drag them around from rental to rental. I actually have a new tenant moving in a unit in a couple of weeks that wants to bring their own fridge. No big deal for me, I happen to have another unit that needs a fridge, so it's going to work out great.

What kind of fridge and price range do you provide?

That depends on the quality of the rental. Apartments get a basic Amana 18.5 cu.ft. fridge with glass shelves. A nicer single-family home may have a larger fridge, water and ice, steel, or whatever. I just play it by ear.
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Gail K.
Augusta, GA · Member since 2014 · 1k+ posts · 1k+ votes
4y
The standard 18 Cubic foot Frigidaire, etc. refrigerator is what you will often see in a 2-3 bedroom rental unit. Large properties will often provide larger refrigerators with the idea that more tenants may be residing there.
Many landlords will provide both a refrigerator and some type of range but may draw the line on appliances such as a washer and dryer. Some will include in the lease that these appliances are for the benefit/comfort of the tenant and while repairs will be addressed as needed, there will be no reimbursement for lost food should a refrigerator stop working.
3 Reply
George Azita
Los Angeles · Member since 2022 · 97 posts · 96 votes
4y
Quote from @Joe S.:

So I have some of my properties that already come with the fridge so I leave them. I have one property I just finished rehabing that’s basically a $2000 a month rental. I did not put a fridge in it, but my Property Manager suggested I do. Oddly enough I had another Property Manager that manages some other rentals for me in another area that suggest I not put refrigerators in properties and said that the tenants do not take care of them. So basically I have two experts saying something totally different from one another. Lol
Do you put refrigerators in Your rentals and if so what kind do you get?

Not many things go wrong with refrigerators where you need to worry about how tenants take care of them. Some tenants leave refrigerators filthy, but it takes less than 20 minutes to make one look like new. We take them outside and wash them with a garden hose, soap and chlorine when they are filthy and stink.

We put 18-cubic foot refrigerators and stoves in every unit because those are large items many tenants don't want to own and don't want to manhandle getting them inside your unit. We don't want tenants thrashing our floors when moving stoves and refrigerators. They are an amenity that helps to rent units faster and some tenants insist they they bring in their own refrigerator and I never had a tenant who brought in their own stove. We get 18-cubic foot refrigerators for about $600 and they last an average of 10 to 15 years before the compressors conk out or the door seals deteriorate and we always keep 4 refrigerators and 4 stoves in our warehouse so we can exchange them fast.

3 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
4y
Quote from @George Azita:

Quote from @Joe S.:

So I have some of my properties that already come with the fridge so I leave them. I have one property I just finished rehabing that’s basically a $2000 a month rental. I did not put a fridge in it, but my Property Manager suggested I do. Oddly enough I had another Property Manager that manages some other rentals for me in another area that suggest I not put refrigerators in properties and said that the tenants do not take care of them. So basically I have two experts saying something totally different from one another. Lol
Do you put refrigerators in Your rentals and if so what kind do you get?

Not many things go wrong with refrigerators where you need to worry about how tenants take care of them. Some tenants leave refrigerators filthy, but it takes less than 20 minutes to make one look like new. We take them outside and wash them with a garden hose, soap and chlorine when they are filthy and stink.

We put 18-cubic foot refrigerators and stoves in every unit because those are large items many tenants don't want to own and don't want to manhandle getting them inside your unit. We don't want tenants thrashing our floors when moving stoves and refrigerators. They are an amenity that helps to rent units faster and some tenants insist they they bring in their own refrigerator and I never had a tenant who brought in their own stove. We get 18-cubic foot refrigerators for about $600 and they last an average of 10 to 15 years before the compressors conk out or the door seals deteriorate and we always keep 4 refrigerators and 4 stoves in our warehouse so we can exchange them fast.

Where do you buy your refrigerators at?
1 Reply
Matt M.
Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes
4y
@Joe S.
@Nathan G.
So in my area, Fridges and W/D are rarely included unless it’s an apartment building.
I couldn’t imagine having to deal with calls about them, struggling tk find repair people, finding new these days or arranging to have them delivered. Then you read posts about angry tenants being without a fridge for days and days and a week+ because you can’t get it repaired timely or replaced. Yeah, no thanks. In 12 years in the business I’ve never not rented. Unit because it didn’t come with this stuff.
2 Reply
Matt M.
Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes
4y
@Russell Brazil
I’ve done flips here for clients and we’ve done new stove/dw/microwave and no fridge.
1 Reply
John Teachout
Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
4y
We only provide a range, water heater and dishwasher (if installed). We don't provide a fridge unless one was left in the property. If they use an existing fridge, we won't repair it and make that clear to them. We never provide a washer and dryer. This is for class B and C SFR.
We just emptied the left behind, half full fridge in a recently vacated house today and it reinforces our policy of not providing fridges.
4 Reply
Taylor L.
Rental Property Investor · RVA · Member since 2016 · 5k+ posts · 4k+ votes
4y
Absolutely, I can't picture a situation where a fridge wouldn't be reasonable to include.
2 Reply
George Azita
Los Angeles · Member since 2022 · 97 posts · 96 votes
4y
Quote from @Joe S.:

Quote from @George Azita:

Quote from @Joe S.:

So I have some of my properties that already come with the fridge so I leave them. I have one property I just finished rehabing that’s basically a $2000 a month rental. I did not put a fridge in it, but my Property Manager suggested I do. Oddly enough I had another Property Manager that manages some other rentals for me in another area that suggest I not put refrigerators in properties and said that the tenants do not take care of them. So basically I have two experts saying something totally different from one another. Lol
Do you put refrigerators in Your rentals and if so what kind do you get?

Not many things go wrong with refrigerators where you need to worry about how tenants take care of them. Some tenants leave refrigerators filthy, but it takes less than 20 minutes to make one look like new. We take them outside and wash them with a garden hose, soap and chlorine when they are filthy and stink.

We put 18-cubic foot refrigerators and stoves in every unit because those are large items many tenants don't want to own and don't want to manhandle getting them inside your unit. We don't want tenants thrashing our floors when moving stoves and refrigerators. They are an amenity that helps to rent units faster and some tenants insist they they bring in their own refrigerator and I never had a tenant who brought in their own stove. We get 18-cubic foot refrigerators for about $600 and they last an average of 10 to 15 years before the compressors conk out or the door seals deteriorate and we always keep 4 refrigerators and 4 stoves in our warehouse so we can exchange them fast.

Where do you buy your refrigerators at?

I buy my refrigerators at a place called WDC in Torrance California on Hawthorne Blvd..
The next best place I ever found is Lowes because they always have stoves and refrigerators in stock and they have some great sales, but in 2020 I went to about 8 Lowes, 4 Home Depots and not one store had an 18-cubic foot refrigerator with the exception of WDC and they had as many as I needed. Home Depot has never had a stove or refrigerator in stock when I needed one.
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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
4y
I've known a local Landlord for over a decade. He refused to provide a stove or fridge, and he managed his own investments for 30+ years because property management fees were too expensive. He got hit with dementia two years ago so his wife hired me to manage the properties. They all include appliances now, they rent for higher rates to better quality tenants, and she earns more every month than she did when her husband ran things.

Your mileage may vary.
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Troy Ballew
Rental Property Investor · Portland, OR · Member since 2020 · 26 posts · 23 votes
4y
@Joe S.
All our rentals have fridges, dishwashers too. If you want a premium price, you’ve got to provide all the major appliances. Tenants expect them.
Troy
3 Reply
Andrew FreedBusiness Member
Investor · Worcester, MA · Member since 2020 · 1k+ posts · 1k+ votes
4y
@Joe S. Yes include a fridge. I personally think it’s expected.
If I were a renter and was expected to bring a fridge, I’d look for another place.
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Brian Ploszay
Member since 2021 · 28 posts · 5 votes
4y
Yes. I think most landlords do. I have run into landlords that do not provide this. It might be a good strategy, because investing in appliances might mean that tenants stay longer in their places. Interesting thread.
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