Dishwashers- are they needed?

Member since 2021 · 88 posts · 20 votes

So, I am in the process of selling one of my rentals which should give me some cash to make more deals happen. It got me thinking about how I would optimize new rentals that I acquire or build. I have had problems with the dishwashers in each of my rentals, having caused some damage, needing replacement and causing complaints. It got me wondering "Is it even worth it to to have a dishwasher?" It seems like one of the most high risk, high maintenance items to have in a rental property. Considering that they can leak and ruin cabinets, if your unit is two stories the upstairs dishwasher could cause water damage to the below unit. Any thoughts on this? Is there a way to be more profitable by skipping dishwashers and designing cabinet layouts without them? Or is a dishwasher needed to really get good rents and I/m missing something?

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Greg ScottPro Member

Rental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes

I don't understand why your dishwashers are causing such problems. We don't experience the issues you were describing. Were they installed correctly?

As a source of water problems I would put them behind roofs, sewer lines, washing machines, plumbing leaks of various kinds and stupid resident decisions (Why do I have to use a shower curtain?)

As something that needs replacing regularly, I would put microwaves at the top. (What do you mean I can't just put a can of soup in the microwave to heat it up?) HVACs are probably the biggest single work order item. We replace as needed, but sometimes it just needs maintenance or the resident is being unreasonable. (Why can't I keep my heat at 85 degrees when it is 10 degrees outside.)

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Greg ScottPro Member
Rental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes
1y
I don't understand why your dishwashers are causing such problems. We don't experience the issues you were describing. Were they installed correctly?
As a source of water problems I would put them behind roofs, sewer lines, washing machines, plumbing leaks of various kinds and stupid resident decisions (Why do I have to use a shower curtain?)
As something that needs replacing regularly, I would put microwaves at the top. (What do you mean I can't just put a can of soup in the microwave to heat it up?) HVACs are probably the biggest single work order item. We replace as needed, but sometimes it just needs maintenance or the resident is being unreasonable. (Why can't I keep my heat at 85 degrees when it is 10 degrees outside.)
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Mackaylee BeachPro Member
Real Estate Agent · Kansas City, MO · Member since 2020 · 1k+ posts · 492 votes
1y
I include dishwashers in about 95% of my rental properties because they offer a valuable convenience for prospective tenants.

Although dishwashers can occasionally trigger a chain reaction that may damage cabinets, walls, or flooring, I’m lucky that this isn't usually a major issue for me.

Typically, I don’t receive many maintenance requests related to dishwashers. I recommend examining the underlying cause of the problem—are you noticing any recurring patterns?

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Ryan SpathBusiness Member
Real Estate Agent · Boise, ID · Member since 2017 · 562 posts · 377 votes
1y
@Sam Zawatsky
Great question! One of our duplex properties in Florida does not have a dishwasher. Interestingly, many of the comparable rentals in that area also lack dishwashers, and we haven’t seen any impact on rental income because of it.

That said, all of our single-family homes do have dishwashers—just like the competing properties in those neighborhoods.

At the end of the day, it really comes down to what’s standard in your target market. If you're investing in a property type or area where dishwashers are expected, it’s probably smart to include one to stay competitive. Matching what similar properties offer can make a big difference in attracting and retaining tenants.
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Jeff Roth
Real Estate Consultant · Ann Arbor, MI · Member since 2022 · 463 posts · 253 votes
1y
Hi Sam-
You are asking if dishwashers are necessary in your rental properties because you have experienced problems with dishwashers leaking and causing damage.
Personally, if a rental property I bought had a dishwasher, I would leave it but if you see them as a problem then the fewer moving parts the better usually.
I do not think it will impact your ability to rent the place significantly.
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Caleb Brown
Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
1y
It depends on the property. Studio or 1 bed units can get away with no dishwasher. 2+ will need one. You have to know who your tenants will be and once you get to couples/families they will want/need a dishwasher. Others alluded to it but dishwashers are low maintenance and tend to last. If you have constant issues then it can be the install or the appliance.
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Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
1y
I have dishwashers in half of my rentals as they came with one. I also have one, but never use it...I think it really depends on the person.
Someone else mentioned microwaves-never get a built in microwave above the stove-just get a normal hood vent and skip the microwave. If a tenant wants one, they can buy a countertop one themselves.
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Henry T.
Member since 2022 · 1k+ posts · 1k+ votes
1y
No. But it depends. If it's a large house, it's probably expected. All of my houses are two beds or smaller. I don't provide them, and never has it been a deal killer, not even mentioned. I stay away from machines of all kinds, providing only what's absolutely necessary.
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Jill F.
Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes
1y
The only dishwashers I've had trouble with were really, really old.
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Marcus Auerbach
Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
1y
If you need a DW depends on your property type and target audience. Tenants certainly expect one if you are renting nicer single family homes to families with kids. Very different if you rent affordable studio apartments.
Appliances are always a pain in the neck, but dishwashers don't stand out. We never had one cause water damage, as there is never more water in it than can fit in the tub. A leak in the plumbing is just as likely with your sink.
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David PeschioBusiness Member
Richmond, VA · Member since 2019 · 358 posts · 181 votes
1y
We include dishwashers in most of our units, but I would say they’re more of a necessity for the larger homes and units. That said, I completely understand your concerns about the risks and maintenance associated with dishwashers in rentals. They can indeed be a high-maintenance feature with potential for costly damage, particularly in multi-level properties.

However, they are often seen as a desirable amenity by tenants and could influence rental value and marketability. One possible compromise might be to assess the demand and price point in your area. If you’re targeting higher-end renters or families, a dishwasher might be a dealbreaker. On the other hand, for smaller units or studio apartments, skipping the dishwasher might be a practical, cost-saving option.

Another approach could involve investing in higher-quality, more reliable dishwashers and ensuring tenants are educated about proper use and maintenance. Adding a water leak sensor or protective measures to prevent damage might mitigate the risk. But ultimately, it comes down to your market and financial strategy—whether the potential returns justify the costs and risks.
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Azizul Alvee
Virtual Assistant · Member since 2023 · 3 posts · 3 votes
1y
Let’s break it down from a profit vs. risk angle, and I’ll also throw in some strategy ideas if you want to go either route (with or without dishwashers).
Dishwasher Pros vs. Cons

✅ Pros

Tenant appeal: Many tenants (especially in mid- to higher-end rentals) expect a dishwasher. It can make a difference when someone's comparing listings.

Adding an appliance fee is another smart way to offset the risk and maintenance cost of including appliances like dishwashers (or washers/dryers, fridges, etc.).

❌ Cons

Leaks = Expensive damage: Especially dangerous in upstairs units where it could destroy ceilings and walls below.

Frequent maintenance: Drain clogs, broken latches, seals going bad... the list goes on.

Replacement cycles: They often don’t last more than 7–10 years, and tenants aren’t always gentle with them.

💡 So... Is It Worth It?

Depends on the type of rental you're running:

🔹 Class A/B properties (or targeting professionals/families):

Yes, you probably still need to include one. Renters in this bracket usually expect it, and not having one could actually reduce your tenant pool. If you skip it, you’ll need to price accordingly or risk longer vacancy.

🔹 Class C housing:

Here, you're probably safe not including one. Most tenants in this range are used to more functional spaces, and if your units are clean, well-maintained, and fairly priced, it likely won’t be a deal breaker. You might even win points with folks who prefer the extra cabinet space.

🛠️ Smarter Ways to Deal With Dishwashers (If You Keep Them)

Install leak sensors: These are cheap ($15–$50) and can shut off water automatically.

Use stainless steel pans under them: Helps catch minor drips early before they cause real damage.

Choose basic, durable models: Avoid fancy touchscreens and go for the rugged, easy-to-fix ones.

Routine checks during inspections: Add dishwasher seals and connections to your annual or semi-annual maintenance checklist.

Consider tenant responsibility clauses: In some leases, you can have tenants responsible for minor appliance issues or clogged filters (check with your attorney on what's enforceable in your area).

🧰 If You Want to Skip Dishwashers

You could totally design kitchens that don't include them:

Use the 24" space for extra drawers or pull-out trash/recycling bins (tenants love that).

Use it for a built-in microwave or even a rolling cart/pantry insert.

Market it as “low-maintenance kitchen design” or “extra storage space”—it’s all about the spin.

Short answer: If your target tenant expects it (like young professionals or families), keep it. But if you’re doing more cost-conscious rentals or targeting long-term, no-frills tenants, it could be a smart, profit-boosting decision to leave it out—especially if you're dealing with the risk of water damage in multifamily or upstairs units.
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JD MartinBusiness Member
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Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
1y
In my market you'd have to take a discount on rent for something without a dishwasher as that is definitely consider C or lower housing. Younger people put *everything* in the dishwasher. If your dishwashers are causing that much damage, like others said you're either using some real cheap junk or the installs are junk (cheap water lines, cheap fittings). We provide dishwashers, washer & dryer, over-the-stove microwaves, range, refrigerator, and central heating & air, and nothing comes close to service issues like HVAC. If there was something I could get rid of, it would be that. But again, no CHA is junk housing in my area. If you want good money, you got to provide good amenities.
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Heather Phildius
Realtor · Keller, TX · Member since 2018 · 19 posts · 15 votes
1y
@JD Martin, good evening!
If the properly never had a dishwasher and the lease doesn’t mention it, the landlord isn’t required to install one. It is considered a luxury or convenience, and not a need.
Good luck!
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- JD MartinBusiness Member
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  Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
  1y
  Quote from @Heather Phildius:
  
  @JD Martin, good evening!
  If the properly never had a dishwasher and the lease doesn’t mention it, the landlord isn’t required to install one. It is considered a luxury or convenience, and not a need.
  Good luck!
  
  Not sure why you tagged me, but that's not the question that was asked. He wanted to know if it is worth it to have a dishwasher, not whether he is legally required to provide one in an already occupied unit.
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Andrew SyriosPro Member
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Residential Real Estate Investor · Kansas City, MO · Member since 2014 · 10k+ posts · 5k+ votes
1y
I think it just about any rental that's not on the lower end of the income spectrum, tenants expect a dishwasher and it will cost you much more not to have one in terms of rent price and vacancy.
I'm surprised you've had so many problems with them, we haven't had many at all. Maybe up the quality of the dishwasher's you're buying. Pay a little more up front to save in the long run.
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Christine Mulkins
Rental Property Investor · Medford, OR · Member since 2017 · 94 posts · 115 votes
1y
I think dishwashers are a great amenity and convenience to offer tenants and you should be able to get higher rent for a place that has a dishwasher vs one that does not. I've owned and managed my own rentals for a little over 13 years now and dishwasher troubles pop up from time to time but in my experience, the most frequent issues arise from garbage disposals and tenants being too rough on them. I would keep the dishwashers but eliminate disposals as the cost and time to repair and/or replace them can get out of hand.
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Nathan GesnerBusiness Member
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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
1y
Quote from @Sam Zawatsky:

I have hundreds of units with dishwashers. Almost every home I've lived in has had a dishwasher. Problems are rare. They don't break any more than other appliances, and they will typically last 10+ years without any problems.
Do they occasionally break or leak? Yes.
Are they sometimes abused by tenants? Yes.
Will they cost you money? Yes.
The same could be said for windows, doors, flooring, refrigerators, toilets, and every other part of a house.
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Sam Zawatsky
OP
Member since 2021 · 88 posts · 20 votes
1y
@Nathan Gesner which models of dishwasher do you recommend?
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- Nathan GesnerBusiness Member
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  Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
  1y
  Quote from @Sam Zawatsky:
  
  @Nathan Gesner which models of dishwasher do you recommend?
  
  I install up to a dozen per year. I typically use a basic Amana model. I buy higher-end ones for higher-end rentals, preferably Whirlpool. In my experience, the higher-end ones don't last any longer than the cheap ones. The most problematic dishwasher I've ever dealt with was a Bosch that cost me 4x what an Amana would cost.
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- JD MartinBusiness Member
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  Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
  1y
  Quote from @Nathan Gesner:
  
  Quote from @Sam Zawatsky:
  
  @Nathan Gesner which models of dishwasher do you recommend?
  
  I install up to a dozen per year. I typically use a basic Amana model. I buy higher-end ones for higher-end rentals, preferably Whirlpool. In my experience, the higher-end ones don't last any longer than the cheap ones. The most problematic dishwasher I've ever dealt with was a Bosch that cost me 4x what an Amana would cost.
  
  We install basic Frigidaire models. People don't understand that higher priced models generally just means more doodads, not better build quality. You look at the guts of anything off the shelf that you're buying on dishwashers, washing machines, dryers etc and they're all the same pumps, belts, drums, valves, etc. Doodads cost money and break more often.
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Gregory SchwartzBusiness Member
Rental Property Investor · College Station, TX · Member since 2016 · 1k+ posts · 1k+ votes
1y
Quote from @Gregory Schwartz:

Seems like a no-brainer at $350.
https://www.homedepot.com/p/GE-24-in-Built-In-Tall-Tub-Front...

I've never even considered having a rental without one.

I stand corrected, my wife pointed out that we have a studio apartment that we lovingly call the hobbit hole. We rent it MTR on Airbnb for about $1200 a month. No dishwasher. The place is about 200sqft with no room for one.
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Mark Cruse
Investor · Fort Washington, MD · Member since 2014 · 1k+ posts · 1k+ votes
1y
Depends on the class level of the property. I have a class B and the tenant is paying over 2k a month. When paying anything like that it's pretty much expected. I make sure they have everything to keep them happy, so they happily take care of my property. I have not had any problem with it yet. If I do, I will take care of it. In my C or Ds, I don't bother with it. One of my units which is D, they requested to put one in at their own expense. I said go for it. No problem at all. However, if they are not paying it will be more of a headache for no reason in too many cases.
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Jeremy Horton
Rental Property Investor · Somewhere over the Rainbow · Member since 2021 · 1k+ posts · 1k+ votes
1y
This depends on both your market and the property type
I have a duplex that doesn't have a dishwasher - why? More "affordable property. It's in a older section of town. Many of the other units around don't have dishwashers. It's a small unit - 1 parking place and 2 bedrooms - essentially a really large studio. I would consider it a C property in a C+ section of town.
I have another house about a block away - 4 bedroom, 3 bathroom that has a dishwasher. Nicer property. Larger property. Newly renovated property.
Also consider it's 2025 - people want a dishwasher. Between two properties, all else equal people will choose the property with the dishwasher.
I also have had very little problems w/ the dishwashers - in affordable areas - maybe - just throw an "as-is" clause in for those people. Dishwasher breaks? Don't fix it until they move out - it's not a law/requirement and the rental was rented "as-is". That's what we do w/ one of my four-plex's
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Scott AllenBusiness Member
Real Estate Agent · Columbus, OH · Member since 2020 · 449 posts · 471 votes
1y
@Sam Zawatsky I think part of it depends on the neighborhood grade that you're investing in. A dishwasher on a second level in an apartment is the same concept as a toilet or shower on a second level - if it leaks, it's going to mess things up below it.
I would say for A and B Class properties, having a dishwasher and central AC is very necessary if you want to even compete. In C Class and below, dishwashers are not quite as necessary but do still add value when renting/selling. I think it also depends on the size of the unit - efficiency to 1 bed, not quite as necessary but still a bonus. 2-4 bed - would get it added in.
The U.S. is a first world country - units without dishwashers and central AC have many other units that they'll have to compete with when going up for rent that do offer those luxuries.
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Colleen F.Pro Member
Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
1y
@Sam Zawatsky If your market competition has them you should have them. I haven't had problems with them but a couple of things you should do. Secure hoses where the tenants can't bang into them under the sink. Put vinyl on the cabinet bottoms to protect against small drips. They also have water sensors you can use for leaks. I would also say units of more than one bedroom almost always have them these days.
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Trey Maclin
Property Manager · Eastern Region, US · Member since 2023 · 39 posts · 16 votes
1y
Our general approach is "Never needed, rarely expected, always welcome". They do, for some reason, seem to result in more repair expenses, but this seems to be in decline as time passes with more modern, robust models.
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Lilly Harker
Rental Property Investor · Indianapolis, IN · Member since 2025 · 15 posts · 14 votes
1y
In my experience, including a dishwasher is definitely worth it if you're aiming to stay competitive—many tenants see it as a basic amenity and will pass on a unit that doesn’t have one, even if everything else is solid. While I totally get the frustration with maintenance issues and potential water damage (especially in multi-story units), the lack of a dishwasher can limit your pool of interested renters or even lower what you can reasonably charge for rent. That said, you can mitigate risks by installing higher-quality units, using leak sensors, and ensuring regular maintenance or inspections. Designing without a dishwasher might reduce headaches, but in most markets today, it can also mean leaving money on the table.
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Ezekiel Trevino
Realtor · McAllen, TX · Member since 2025 · 141 posts · 58 votes
1y
Well that depends on what dishwasters you use. Did you buy them brand new? Did you buy cheap ones? Did you buy per-owned dishwasher? If the dishwashers are casuing you and your tenants problems, I'd switch and look for a different kind of dishwasher. On the other hand, even the best dishwashers can a problems as well, but you also have to factor in how the tenants are using the dishwasher.
It all depends on the area your next property will be in, some tenatns prefer to have a dishwasher, while others don't mind washing dishes by hand.
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