Any Recommendations on a Tenant Proof Stove??

Question

BP Family,

Question: Which type of stove should I buy for a rental unit (SFR)?  I'm hoping to minimize cost, but I want something that's tenant proof.

Details: After a couple months of weak leads and sketchy applicants, we finally found qualified tenants, which is great news!!  I promised to supply a stove, which I have no problem doing; but I'm not sure which type is the most tenant-proof.

My initial thought was to purchase a standard free-standing electric range, but I figured I should check with the experts on this forum first, haha.  Please help!!

Michael Boyer · Answer

On a long multi year turn around, I just pull the coil out, shop vac the grits and bits inside and replace a new drip pan (get the right size configuration in bulk and try to even buy the same model oven if you are scaling up for uniformity).oven cleaner any burnt on debris.... I like the matching appliance epoxy for scratches and dents, then classic oven cleaner inside (my tenants somehow break/ruin self cleaning... And I am talking people who  work in the government not skid row)...the oven is actual minor in terms of work for me in the process, as most tenants at least try to clean it, so I do the details, but it is very important in the turn around to get it clean..you can get a thermometer to check the temp, too. Overall, I try to remove opportunities for defects in the process by getting fewer possible chances for a problem..glass top for me with cabinets above (common) or just something slippery or heavy dropped, and shatter city, seen a few of those free on Craigslist..if in doubt explore what the same type of rental in your area has, just check the photos in listings! best of luck

Jay Hinrichs · Answer

@Brandon Jenkins  the guys I fund in this industry.. will buy the stove whatever it is and just give it to the tenant they tell them its theirs to take with them when they leave.. but they also have to maintain.. so does not matter what stove it is .. just give it to them and let them take it.. but you never have to replace it or maintain it. the tenant knows that going in. seems to work  .. I don't know I HATE rentals and TENANts but it works for these folks

Colleen F. · Answer

Self cleaning and smooth top are easier to clean but the electric coil burners don't break as easy.  The smooth tops can be broken.   Also you need to make sure they only clean them with the proper cleaners. No scratching scrubbies.  I usually leave a bottle of the crème bright stuff when they move in. They either won't use anything or they will use what you provided.

Marrio Barnes · Answer

I also supply appliances to my tenants.  The ones that are the most tenant proof are flat top electric stoves.  I also install oven liners in them to minimize the clean up when the tenants leave. Below is an example of an oven liner. Hope that helps.

http://www.wayfair.com/Fox-Run-Craftsmen-Oven-Liner-4720-L608-K~FRU1098.html?refid=GX71596705830-FRU1098&device=m&ptid=132849029790&gclid=Cj0KEQiAqK-zBRC2zaXc8MOiwfIBEiQAXPHrXqlO2TkZ3KOeaL_UivxMAC06sosKfq_xzP5eUXp5kO4aAlGn8P8HAQ

James DeRoest · Answer

Depends on the tenant.

If the tenant doesn't like cleaning the stove, then it's a scratch and dent stove from wherever I can lay my hands on one, or craigslist. I figure that the tenant will destroy it, and I will end up replacing it at some point. Ideally not flat top as the coil stoves you can replace the pans and coils at a later date very easily.

If it's a tenant that has kept a spotless stove, and it's just died, then I'll buy something in the $400-500 range from HomeDepot. The dead stove will be repaired if possible and given to the next tenant who abuses theirs.

Matt R. · Answer

Whatever you get, make sure you or the installer puts in the anti-tip bracket.  This is just a piece of steel with a slot in it that screws to the wall or the floor at the back of the stove.  When you put the stove in place, you set it down about 6" from the back wall, and then slide it straight back.  (Use cardboard or similar under the front legs, if needed to avoid scratching the floor.)  One of the leveling legs slides into the slot on the bracket.  Then, if the stove ever tries to tip forward, the bracket "catches" the foot on that side and keeps it from going over.

You might also turn off the breaker for the stove, open up the electric receptacle for the stove, and make sure the screws for the wires are tight.  These carry a lot of current and can loosen up over time.  If you're really feeling adventurous, check the screws at the circuit breaker end too.  (This involves taking the front off the breaker panel and exposing wires that *cannot* be turned off, so make sure you're comfortable with doing that.)

Use a new cord on the stove and make sure you do what it says in the stove manual for a 3-wire vs a 4-wire cord.  If, when you go to plug it in, the plug slides really easily into the socket, strongly consider replacing the receptacle.  If the receptacle is more than 30 years old, just replace it anyway.  If you don't know what it *should* feel like, go to Home Depot or similar and plug a new cord into a new receptacle.  All of this prevents overheating of the receptacle and cord.

Colleen F. · Answer

When you buy the smooth top they give you a sample of the cleaner, I think one brand is crème brite but it says it in the manual. We have a mix of smooth top and coil, the coil is for the  less well done units and tends to do fine for our lower end tenants. It just looks wrong after you redo the units.  It will cost $300 to get a new glass top, at  least that was what it cost us, I do not recommend a slide in glass top for a rental buy a free standing range. We broke the slide in ourselves...

I like self cleaning because the way I figure it if they ruin the self cleaning it is fine, it just is no longer self cleaning. To ruin self cleaning you have to use oven cleaner and the only time they are likely to do that is on move out. I don't worry about leaving the house when the self cleaning is on.  I have never had a fire issue with that.

Brandon Jenkins · Answer

@Michael Boyer

Great point.  How easy is the cleanup once tenants move out?

Michael Boyer · Answer

Agree, one dropped heavy pan or can and it is curtains for smooth top (folks must have more careful tenants than me)..I have some decades old coils still working fine..just pull them and do the new drip liners...presto...again, probably depends on your tenants.

Any Recommendations on a Tenant Proof Stove??

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