Tenants tells me Texas law!

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Tenants tells me Texas law!

Luke H.
Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes

During a showing of a rental, potential tenants proceed to tell me that Texas law requires the landlord provide and maintain a refrigerator and stove.  I've done a few searches, but not finding this law?

They also said they wouldn't rent my place unless I provided them...

Wanted to get feedback about how you all handle appliances?
Thanks

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Russell BrazilBusiness Member
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Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
3y

Appliances are pretty regional. Most of the northeastern states and midatlantic, landlord provides the appliances. Midwest, quite a bit of markets the tenant provides some of them, or even all of them in some areas.

But if an applicant is trying to dictate terms like that, they generally are going to be a PIA. 

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  • Russell BrazilBusiness Member
    Moderator
    Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
    3y

    Appliances are pretty regional. Most of the northeastern states and midatlantic, landlord provides the appliances. Midwest, quite a bit of markets the tenant provides some of them, or even all of them in some areas.

    But if an applicant is trying to dictate terms like that, they generally are going to be a PIA. 

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  • Luke H.
    OP
    Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes
    3y

    @Russell Brazil, Thanks and agree.
    I read the Texas Tenant hand book and searched a few websites.  What I'm finding in Texas, landlords not required. I'm not an attorney or giving legal advice!  This and my story are provided for entertainment purposes only  :) 

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  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    3y

    A google search said no, but something to think about (in addition to what Russell said) is do you want tenants moving fridges and stoves in and out of the home?  Also how much space is there for the fridge?  Some spaces are pretty customized and even if a tenant had a fridge already, it may not fit in the space.

    1Reply
  • Cristin Andrews
    Rental Property Investor · Houston, TX · Member since 2018 · 70 posts · 33 votes
    3y

    I provide them in my rental but with the disclaimer that I don’t maintain them and tenant pays to repair or replace.

    2Reply
  • Adam Martin
    Rental Property Investor · Member since 2020 · 1k+ posts · 1k+ votes
    3y

    At least here it is pretty much expected that they are supplied and the few homes that don't seem to stay on the market forever.  That said if an applicant starts the relationship off confrontational things aren't going to get better.  I just would not reply and keep looking.  Really though refrigerators and stoves last a long time and when you amortize it out per month of useful life is a small amount compared to the discount I'm assuming you have to lower rent to account for the tenant supplying their own appliances.  Assuming you get 10 years out of the set and spend 2k which is on the high end they are costing you $16.66/month.  Do you think you would get more than that by offering them?  

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  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    3y
    Quote from @Luke H.:

    During a showing of a rental, potential tenants proceed to tell me that Texas law requires the landlord provide and maintain a refrigerator and stove.  I've done a few searches, but not finding this law?

    They also said they wouldn't rent my place unless I provided them...

    Wanted to get feedback about how you all handle appliances?
    Thanks

     I would smile and thank them for coming and cross them off your list. As @Russell Brazil said, they are going to be a pain in the *** from day 1. I have a "No PITA" rule when it comes to renting out our properties. As soon as you give me a whiff that you're going to be high maintenance, a complainer, a late payer, or anything else, you're down the road. I'd rather have an empty house than a jackass tenant. 

    Now, how we handle appliances - we provide all of them. Speaking in broad terms, tenants are too stupid to be moving their own appliances in and out of properties without destroying everything in their path. They don't get washer hoses hooked up correctly and they leak; dryer hoses end up smashed and not banded and blowing lint everywhere. They scratch up floors and walls moving stoves and refrigerators and washers and dryers in and out of homes. Forget about having them get a dishwasher hooked up. 

    In our market, virtually all rentals provide range, refrigerator, dishwasher. Many more provide washer & dryer - this used to be more rare (even I was an anti-washer guy) but it's become more common, we make better rent by providing the units and we don't have to worry about the place being trashed by someone moving the units around. If you rent to good tenants, you generally don't have to worry about appliances being abused. 

    In the last 5 years I've replaced 2 washers and 1 dryer that have gone bad. That's less than 10% of the homes in which we have them (not all have them, yet - long term tenants are still using their own). We make an extra $300 or so per year on the units. We buy basic model American made units that have all the same parts and are simple to repair and maintain. 

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  • John MorganPro Member
    Rental Property Investor · Grand Prairie, TX · Member since 2018 · 2k+ posts · 2k+ votes
    3y

    @Luke H.

    I’m in TX and usually provide appliances. However, I did rent one without any kitchen appliances a couple years ago. Lol. These people sound like a PIA. People like this is why I only do month to month leases for now on. I hope you passed on them.

    1Reply
  • Luke H.
    OP
    Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes
    3y

    @Theresa Harris, I see your point, thanks.
    @Cristin Andrews, Yes, I do the same, thanks.
    @Adam Martin, I provide used ones in lower end rentals and new ones in high end rentals.  I promptly repair as well. I just use a disclaimer, because sometimes tenants damage them and even complain about them (yes, even a new appliance has gotten complaints!)
    @JD Martin, yes, I smiled and thanked them for coming. Thanks for the tips and awesome percentages on your appliances.  I offered them appliance care if they were willing to pay $30.00 more a month. They said NO!
    @John Morgan, so glad it isn't mandatory in TEXAS. 

    All, they called me back and texted me to call them. They aren't even tenants yet and already calling me on Saturday!  UH, NO!. LOL
    Thanks for replying :)

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  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    3y
    Quote from @Luke H.:

    All, they called me back and texted me to call them. They aren't even tenants yet and already calling me on Saturday!  UH, NO!. LOL

    Thanks for replying :)

     I wonder if they changed their mind and want to accept the 'appliance maintenance package'.  They will be high maintenance.

    0Reply
  • Mark Cruse
    Investor · Fort Washington, MD · Member since 2014 · 1k+ posts · 1k+ votes
    3y

    Maybe it is regional buI cant understand why the landlord wouldnt . Its clearly, without question standard where I am. I have never heard this asked. Are you saying you expect them to bring their own or you wont be responsible for it if something happens? 

    1Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    3y
    Quote from @Luke H.:

    "Thanks for coming to view my rental."

    Then block their phone number and never talk to them again. You don't want to rent to someone that starts the relationship by telling you how to run your business.

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  • Luke H.
    OP
    Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes
    3y

    @Nathan Gesner, what do you do or say if they call from another phone number or ask someone else to call about the rental? Thanks!

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  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    3y
    Quote from @Luke H.:

    @Nathan Gesner, what do you do or say if they call from another phone number or ask someone else to call about the rental? Thanks!


    If you discover they are part of the same group, just block them again. I doubt they are going to work that hard at it if you make it clear you don't want to rent to them.

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  • Luke H.
    OP
    Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes
    3y

    @Nathan Gesner, thanks! I've had people call from another number or they have a family friend call, then they ask why I haven't returned their calls. 

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  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    3y
    Quote from @Luke H.:

    @Nathan Gesner, thanks! I've had people call from another number or they have a family friend call, then they ask why I haven't returned their calls. 


     Simply tell them that you aren't interested in renting to them.  You have other applicants that you are in discussion with.

    1Reply
  • Luke H.
    OP
    Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes
    3y

    @Theresa Harris, I appreciate this response.  Some people just keep asking and why and what...

    I was raised to be polite and answer questions. I need to just hang up after nicely saying "I am not interested in renting to you.  I am in discussions with others. Thank you, bye NOW."

    1Reply
  • Luke H.
    OP
    Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes
    3y
    All,
    They texted a few more times on Sunday and I haven't (not going to) respond.  If you like this thread please consider a VOTE on my post.  It makes me smile :)
    2Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    3y
    Quote from @Luke H.:

    @Theresa Harris, I appreciate this response.  Some people just keep asking and why and what...

    I was raised to be polite and answer questions. I need to just hang up after nicely saying "I am not interested in renting to you.  I am in discussions with others. Thank you, bye NOW."


     Exactly.  Same as with spam calls, just say I'm not interested, have a great day....and hang up.  I've learned sometimes less is more.

    1Reply
  • Travis TimmonsPro Member
    Rental Property Investor · Ellsworth, ME · Member since 2021 · 1k+ posts · 2k+ votes
    3y

    You probably don't want to rent to them. If you don't provide a refrigerator and a stove, the feeling should be mutual. Perhaps the rental market is tight and they'll look past it. Either way, you can find another tenant.

    They'll find another place and you'll find another tenant, but just provide a refrigerator and stove. Don't be a jerk landlord that needs a law to force you to provide the most basic of amenities.

    0Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    3y
    Quote from @Luke H.:
    All,
    They texted a few more times on Sunday and I haven't (not going to) respond.  If you like this thread please consider a VOTE on my post.  It makes me smile :)

    You have to learn to draw boundaries with prospects and Tenants.

    "I'm not returning your call because you don't appear to be a good fit and I am working with other interested prospects. I wish you the best in your search."

    You can be polite and professional without letting them eat up your time.


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  • Ryan KellyBusiness Member
    Real Estate Broker · Austin, TX · Member since 2018 · 1k+ posts · 1k+ votes
    3y

    @Luke H. In Texas, refrigerators, washing machines, and clothes dryers are considered personal property. It is at a landlord’s discretion if they want to provide them in a rental. The landlord can also state in the lease if they will maintain them or not maintain them. I provide them as it helps me secure top market rents and get them leased faster, but they aren’t required.

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  • Luke H.
    OP
    Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes
    3y
    Quote from @Ryan Kelly:

    @Luke H. In Texas, refrigerators, washing machines, and clothes dryers are considered personal property. It is at a landlord’s discretion if they want to provide them in a rental. The landlord can also state in the lease if they will maintain them or not maintain them. I provide them as it helps me secure top market rents and get them leased faster, but they aren’t required.

     Well said, thank you!
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