Dishwasher or No Dishwasher, that is the Question?

Real Estate Agent · Los Angeles, CA · Member since 2018 · 2k+ posts · 1k+ votes

Hello Everyone!

I am building out an Accessory Dwelling Unit in Los Angeles and planning out the kitchen. It will be a guest house feel but as a studio with washer/dryer hook ups and its own private yard. We were wondering everyone's thoughts on how important a dishwasher is. Really no more than two people can live there, but not sure if it is a deal breaker for most tenants.

Your thoughts and guidance would be appreciated!

Thank you,

Rick

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Max T.

Investor · Philadelphia, PA · Member since 2015 · 3k+ posts · 3k+ votes

Originally posted by @Brian Garlington:

I wouldn't put the dishwasher in.....one....it will use more water....and guess who will probably pay for that bill? Two....if they are not used to a dishwasher and they see yours there...they may decide to "try it out"....and if they mess it up....guess who pays for it? Three.......refer to number two....whether it's regular wear and tear...when it brakes....guess who gets to pay for it.

Dishwasher uses far less water than hand washing.

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Nicole Heasley Beitenman
Investor · Youngstown, OH · Member since 2017 · 2k+ posts · 2k+ votes
8y
That's heavily market-dependent. Here in Cleveland, it isn't a dealbreaker, but it could influence your rent.
2 Reply
Mauricio Delaorta
Flipper/Rehabber · San Antonio, TX · Member since 2017 · 5 posts · 3 votes
8y
I rented 3 different apartments in LA (Sherman Oaks), and none had dishwashers. Even in LA, there are different markets. Westwood, for example , is student driven and might not demand such appliances, while Sherman Oaks is more family oriented, and for some people there it might be a deal breaker.
2 Reply
John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
8y
If you are doing the design now I would go ahead and incorporate the dishwasher into the design if at all possible.
6 Reply
Rick Albert
OP
Real Estate Agent · Los Angeles, CA · Member since 2018 · 2k+ posts · 1k+ votes
8y
Thanks! My property is in Granada Hills. Nice area but a step down from Sherman Oaks.
1 Reply
Lee RipmaPro Member
Rental Property Investor · Prairie Village, KS · Member since 2015 · 2k+ posts · 2k+ votes
8y
@Rick Albert Dishwasher! Central air! These are things people want but are very uncommon, if you have them, you get more interest and better tenants. I have central air in Echo Park-I will never leave!
Podcast Guest on Show #373
1 Reply
Johann Jells
Rental Property Investor · Jersey City, NJ · Member since 2011 · 1k+ posts · 876 votes
8y
Do it. Not expensive, last pretty well, and definitely make people happy.
0 Reply
Brian Garlington
Realtor · Oakland, CA and a Real Estate Investor with Multi-Family Units and a Self Storage Facility · Member since 2016 · 2k+ posts · 2k+ votes
8y
I wouldn't put the dishwasher in.....one....it will use more water....and guess who will probably pay for that bill? Two....if they are not used to a dishwasher and they see yours there...they may decide to "try it out"....and if they mess it up....guess who pays for it? Three.......refer to number two....whether it's regular wear and tear...when it brakes....guess who gets to pay for it.
0 Reply
Michael Badin
Rental Property Investor · Apex, NC · Member since 2015 · 197 posts · 102 votes
8y
I am just finishing a renovation of a two bedroom that didn't have a dishwasher or garbage disposal. I am installing both. I am nowhere near your market but personally I would do it.
0 Reply
Ryan Dossey
Real Estate Broker · Indianapolis, IN · Member since 2014 · 3k+ posts · 2k+ votes
8y
My standard rehab on my rentals includes fans in bedrooms, garbage disposals, and dishwashers.
Your quality of resident will be much higher.
1 Reply
Max T.
Investor · Philadelphia, PA · Member since 2015 · 3k+ posts · 3k+ votes
8y
Originally posted by @Brian Garlington:

I wouldn't put the dishwasher in.....one....it will use more water....and guess who will probably pay for that bill? Two....if they are not used to a dishwasher and they see yours there...they may decide to "try it out"....and if they mess it up....guess who pays for it? Three.......refer to number two....whether it's regular wear and tear...when it brakes....guess who gets to pay for it.
Dishwasher uses far less water than hand washing.
7 Reply
Dennis M.
Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
8y
In A class or vacation rental or even B plus class I would add one because that’s what the market dictates .. anything else I’d leave it out . Just something else to fail and have tenants calling you for repairs on a Saturday night
4 Reply
Mindy JensenPro Member
BiggerPockets Money Podcast Host · Longmont, CO · Member since 2014 · 7k+ posts · 10k+ votes
8y
Is this a traditional rental or vacation rental? I don't mind doing dishes by hand in a vacation rental, but after my first apartment, I went and looked for my own condo to buy, and the Must-Have list was a dishwasher.
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Rick Albert
OP
Real Estate Agent · Los Angeles, CA · Member since 2018 · 2k+ posts · 1k+ votes
8y
So this is a traditional rental. In the state of California, you can convert garages to ADUs with separate utilities, so I won't be paying for water. It is studio guest house, so I don't anticipate the tenant having a lot of people over. All of this advice is extremely helpful, thanks!
0 Reply
Patrick M.
Rental Property Investor · Red Bank, NJ · Member since 2017 · 1k+ posts · 1k+ votes
8y
I was counseled against it when I started because of the potential water damage.
When a thread like this came up I was convinced otherwise. I am glad we installed them.
It should be noted that one of them malfunctioned immediately and did not work- the error code said there was a leak, and there was. It just shut down and wouldn’t run- so much for the fear of water damage.
Also, we have expensive water- if the tenant uses it I save $.
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Mark Fries
Contractor · Jacksonville, FL · Member since 2017 · 1k+ posts · 2k+ votes
8y
@Rick Albert Heck no, I will never install dishwashers in my market...all they do is break from misuse. If I buy a house that has one I immediately delete it.
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Alex Franks
Rock Hill, SC · Member since 2015 · 1k+ posts · 597 votes
8y
Personally, I hate them I even took mine out of my personal house. Even with warranties, they seem to be headaches. As folks renting ( not all ) but most just don't take as much care of things as a homeowner would. New construction yes we add them in Both NC and SC projects. Rental homes never add them. Rehabbing 16 unit its really would not help rental income increase. So again its really depends on the market and comparable properties. I don't want to be the only one not offering something that everyone has. I would and really see around me what going on.
Just my two cents
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Joe SplitrockPro Member
Moderator
Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
8y
@Rick Albert no question you need a dishwasher. They cost under $400. If it was a C or D class property then maybe no.
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Chuy Gonzalez
Investor · Long Beach, CA · Member since 2012 · 313 posts · 190 votes
8y
Im my class C SoCal property tenants frequently ask for a washer/ dryer but they've never asked for a dishwasher. I have some units with, and some without, and the ones without a dishwasher don't complain and ask if I can add one. Based on my water bills, I don't think the tenants that have them, use them.
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Mauricio Delaorta
Flipper/Rehabber · San Antonio, TX · Member since 2017 · 5 posts · 3 votes
8y
Originally posted by @Rick Albert:

Thanks! My property is in Granada Hills. Nice area but a step down from Sherman Oaks.
Each case is different, but this would be my train of thought if I had that property, based on my own experience renting in LA:
1. The rental market in LA moves so fast that people would rather secure a nice apartment at a fair price than to be picky about a specific appliance and miss the opportunity.
2. Granada Hills s a step-up from Van Nuys, which is more centrally located. What reasons would a tenant have to rent a unit in GH as opposed to Van Nuys?
3. In my opinion, unless your future tenant studies or works in the area, he/she probably wants to live in nicer units than those of Van Nuys or Sun Valley, and is willing to commute 15 more minutes to do so.

For me, the highest cost is the cost of opportunity of renting the apartment sooner than later and capturing the first income dollars ASAP. If the dishwasher helps me rent the apartment 5 days earlier, it might be worth it.
I've been installing dishwashers (nice ones at that) in an upscale area of San Antonio and don't regret it. Given that the rents in LA are higher, I would just go ahead and install one because the cost of buying one represents a smaller percentage of the rent.
Hope my train of thought isn't to convoluted, and that it can provide some help :)
Mauricio
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Rick Albert
OP
Real Estate Agent · Los Angeles, CA · Member since 2018 · 2k+ posts · 1k+ votes
8y
Thanks everyone! We are including washer/dryer hook ups and it will have it's own yard, which is what makes it unique. We are pricing it similar to everyone else, who may not have those amenities, with the thought of renting it quickly.
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Terre B.
Aurora, CO · Member since 2018 · 180 posts · 166 votes
8y
Personally, even though we are only two people, I wouldnt rent without a DW. They SAVE water, rather than use extra, actually, if you research you will find that people washing dishes by hand leave faucet running, and waste a tremendous amount of water. Plus, IMO, a dishwasher is more efficient in killing germs.
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Johann Jells
Rental Property Investor · Jersey City, NJ · Member since 2011 · 1k+ posts · 876 votes
8y
Regarding DW maintenance, I've had very little. Actually the only one was my personal unit that needed the macerator screen cleaned. My 2 oldest are from 2004 and 05, no problems yet at all. The only calls I've actually had was on the "Floodstop" feed line that triggered twice within 2 years for no obvious reason.
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Courtney Downtain
Rental Property Investor · Spring, TX · Member since 2016 · 75 posts · 24 votes
8y
@Rick Albert it sounds to me from previous answers that it really depends on the area you live in. Get online and check out homes in that area and see how many have them. Here in Houston, we love our dishwashers. Most homes have them here. If you get a middle of the line dishwasher they aren’t that expensive and can last you years. If you’re worried about your tenant using too much water, include that in your lease agreement. $X amount is included in your rent for water usage. Any amount used over $X amount will be billed back to the tenant in their total rent bill. Wish you the best of luck!
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Colleen F.Pro Member
Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
8y
Doing the reno now I would install one, you can get one for about the same price as the cabinet it will replace and if they don't want one they can store stuff in it. It does use less water then hand washing and it is one more plus for your rental.
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Steve B.
Engineer · Portland, OR · Member since 2014 · 1k+ posts · 1k+ votes
8y
@Rick Albert class C no. Class B mabe, class A yes. If your renting for over $1,500 in LA yes. I put in a dishwasher in class C+ once just because a used one was cheaper then a cabinet. Realize a dishwasher will be your most unreliable appliance with an added risk of a water leak damage.
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