I put dishwashers in all my units to make them stand out against the competition, however I do not do garbage disposals. They have shorter life spans, a higher probability of a tenant electrocuting themselves when screwing around under the sink, and can create quite a liability in a house with kids.
Ormond Beach , FL · Member since 2015 · 345 posts · 223 votes
10y
Adding a disposal in a SFR tomorrow. People are accustomed to having them these days and if you are going to charge top rent, I think it's a small thing that helps.
Investor · Baltimore, MD · Member since 2015 · 11 posts · 5 votes
10y
My 2 cents: If the neighborhood allows, don't install either. Just something else to break/repair. If you can get away with just one, probably a dishwasher is better to install. Disposals frequently get clogged or break due to people thinking they can throw anything down the drain. They are cheap to replace, yes, but why have to deal with a clogged sink or broken disposal call at 2am?
Sacramento, CA · Member since 2014 · 513 posts · 319 votes
10y
@Nick L., you definitely want to do this for higher end rentals because people expect modern conveniences and it will get you top rent for the place. However, you do have to educate your tenants on proper use of them - particularly the garbage disposal. What I do is include a care and use of your garbage disposal Dos and Don'ts handout with their welcome packet. Some items mentioned include:
- Don't pour grease, oils, rice or pasta of any kind down the disposal because it gums up the pipes leading to a clogged sink
- Do run hot water down the drain for 30 or 45 seconds after use to help clear the drain after use.
I do the same with a quick explanation on how to change out smoke detector batteries (when you install the 10 year, there's no need unless it is defective) the size of the air filter and how often to change it and how to change it out, how to operate the HVAC thermostat to heat or cool the unit. A picture and a sentence or two of instructions is sufficient. Doing these things saves you time.
Sacramento, CA · Member since 2014 · 513 posts · 319 votes
10y
@Todd Plambeck, I agree; Showing tenants how to shut off the water and main breaker and gas is a must. I also tag or mark them so tenant can find them easily.
San Jose, CA · Member since 2015 · 4k+ posts · 3k+ votes
10y
My vote is yes to dishwasher - people like to be able to hide their dirty dishes and not have to keep a dish drainer on the counter.
No to the disposal, because people think they can shove anything in there. And they'll be afraid to stick their hands in it to get the spoon out that fell in - and call you to do it instead.
Henderson, NV · Member since 2015 · 23 posts · 2 votes
10y
Just a comment on the Garbage disposals. I've been a facilities Technician for 20 years and people throw full plates of food and coffee grounds, rice spaghetti and everything else down those things. I like the idea of supplying one but I wouldn't be surprised when they fill the pipe with rice that a snake won't fix. I've never had a problem when I rented or rented out my SFR. Just at work. They also have a reset button on the bottom that most some people don't seem to know about if they get jammed. Also an allen slot on the bottom can unjam it.
Software Developer · Vidor, TX · Member since 2015 · 922 posts · 639 votes
10y
I have both in my rentals because they are both high-end 3/2 units in great areas. I have an aerated septic for one of my rentals so the ground-up food probably breaks down faster? Maybe?
Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
10y
@Nick L. a dishwasher is a must-have unless you are in low-end properties. I do not install disposals, but if I did then I would spend money for a good quality one. Get one with stainless grinder that will not freeze up. People have problems because they install cheap ones that rust. In my first home I had a cheap one and in this home I have a good one. World of difference. Still better off without a disposal.
Investor · PA · Member since 2013 · 1k+ posts · 602 votes
10y
I'll sometimes put in a dishwasher if there is not already kitchen cabinets and I need to make up the extra 2 feet under the laminate countertop. A used dishwasher is cheaper than a new 2 foot base cabinet and can make for a happier tenant.
Real Estate Agent · Beaver, PA · Member since 2015 · 75 posts · 17 votes
10y
My opinion is it depends on the property location; whatever the normal for the area is. I put dishwashers in all my rentals even though they are mostly on the "fringe". Everyone wants a dishwasher. No refrigerators, stoves or washers / dryers in those because they get damaged and I don't want to be responsible for replacing them. These clients seem to be OK with that. My condo is in a higher end neighborhood and I put all the appliances and a disposal in it. Personally, I have never had a disposal because I lived in the country with a septic system for so long. I don't miss not having one.
Rental Property Investor · Pittsburgh, PA · Member since 2011 · 56 posts · 13 votes
10y
thanks everyone for your replies. i would call this a blue collar area. 2 bedroom house that i plan to rent for 700-800 per month. not low end / war zone, but also not high end.
My opinion is it depends on the property location; whatever the normal for the area is. I put dishwashers in all my rentals even though they are mostly on the "fringe". Everyone wants a dishwasher. No refrigerators, stoves or washers / dryers in those because they get damaged and I don't want to be responsible for replacing them. These clients seem to be OK with that. My condo is in a higher end neighborhood and I put all the appliances and a disposal in it. Personally, I have never had a disposal because I lived in the country with a septic system for so long. I don't miss not having one.
how do you handle the no refrigerator/stove situation with prospective tenants? do you just feel that if they are a quality tenant they will not mind providing their own?
Real Estate Agent · Beaver, PA · Member since 2015 · 75 posts · 17 votes
10y
I just don't provide it. They have always been able to find their own somehow. :). Of course, I should clarify that all my rentals are SFR, no apartments. If I had apartments I would supply them. That would be expected, but my SFR tenants have never questioned it, even my section 8.
I think it's all in the way it's presented. I'm very matter of fact, because I've had bad experiences. The less I have to be responsible for the better!
Investor · Edwardsville, IL · Member since 2015 · 432 posts · 481 votes
10y
I tried not to install either unless there is already a space setup for the dishwasher.
My rents are in the $700 to $1100 range.
Penny Clark I would not recommend installing 10 year batteries in a smoke detector because they are lithium ion batteries. Just like a drill that uses lithium batteries, when they die, they die with no warning. A regular battery will reach a level of discharge and the smoke detector will then start chirping. No chirping with a lithium and your tenant won't realize they have a problem.
Investor · Henderson, NC · Member since 2016 · 484 posts · 208 votes
10y
About 10 years ago I went over to my best friend's house, which he was renting. I noticed there were bricks from the front yard in the dishwasher. (long story) Right then I said "If I ever have a rental house, they aren't getting a dishwasher!"...and I've kept my word.
If you want to provide those things, I suggest adding something to your lease that says they are responsible for repair and maintenance, including any possible drain clogs.
San Jose, CA · Member since 2015 · 4k+ posts · 3k+ votes
10y
Originally posted by @Account Closed:
About 10 years ago I went over to my best friend's house, which he was renting. I noticed there were bricks from the front yard in the dishwasher. (long story) Right then I said "If I ever have a rental house, they aren't getting a dishwasher!"...and I've kept my word.
If you want to provide those things, I suggest adding something to your lease that says they are responsible for repair and maintenance, including any possible drain clogs.
Wait! You have to tell us why they had bricks in the dishwasher. That's just too good a story to keep to yourself.
Investor · Henderson, NC · Member since 2016 · 484 posts · 208 votes
10y
He was re-arranging the inside of his 100? gallon aquarium...they were part of the new landscape. "Needed to be sanitized." Stuff like that is not unusual for him, and does not even raise an eye brow. He's also the inspiration for the requirement to get permission for any aquarium bigger than 10 gallons, and the rule against riding or parking of motorcycles in the house. (Yes, you really need a rule for that!)