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.
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.
Real Estate Broker · Windsor, CT · Member since 2015 · 1k+ posts · 268 votes
8y
Dishwasher is a definite. it definitely depends on your area though. in some of my rentals I have a dishwasher and in others I do not., depends on the rents and other factors.
Rental Property Investor · Tennessee Florida · Member since 2016 · 4k+ posts · 5k+ votes
8y
@Rick Albert I just bought a duplex with inherited tenants. I asked one of them if the appliances worked one appliance at a time. When we got to the dishwasher he said they never use it. I opened it and it sure looked like they never use it. I suspect I’ll find out why when I get a new tenant. But I’ll likely put a new dishwasher in long before that happens.
@Rick Albert
I don’t put dishwashers in any of my rentals. Why? That’s one less thing I have to sit here and go fix if they break it. So they can wash dishes the old fashioned way. 🤷🏻♀️
Morrow, GA · Member since 2017 · 22 posts · 37 votes
8y
@Rick Albert me personally I don't do dishwashers and for my little experience my units I removed the dishwashers here in Atlanta it's one less thing to fix and I've noticed from my walkthroughs I make it clear there's no dishwasher and no one has an issue with that... I don't know it may be a personal thing but I never used dishwashers and when I have they don't work well so I assume my tenants feel the same way since they never complained about that or even any potential tenant has ever complained about no dishwasher...
Investor · Cincinnati, OH · Member since 2008 · 319 posts · 243 votes
8y
Keep in mind, a a dishwasher replaces a base cabinet, so an inexpensive dishwasher may not drive up the cost of your rehab as much as you think. Not having one in most markets will disqualify you from getting high quality applicants to be interested in the unit.
Investor · Washington, DC · Member since 2017 · 198 posts · 323 votes
8y
Who is renting to people who don't know how to use a dishwasher? I have had dishwashers in all my rentals and it has never been a problem. I suspect if you are having issues with the dishwasher breaking because of your tenants misuse then you need to add "Do you know how to use a dishwasher?" to your rental application or add a 5-minute course on how to use the dishwasher to your check in process.
Rental Property Investor · Roseburg, OR · Member since 2015 · 15 posts · 19 votes
8y
No dishwasher, for a unit that small they are highly overrated and the problems they can cause and wasted space, which is limited in a small unit, outweigh the upside.
Real Estate Agent · Los Angeles, CA · Member since 2018 · 2k+ posts · 1k+ votes
8y
Hey @Ned J., most of the ADUs in the area don't have washer/dryer hook ups. In the five comps in the area, only two had them. Surprisingly only one had a dishwasher. Mine will have washer/dryer hookups since we are already running the plumbing and we felt would make a large impact on marketability.
Real Estate Agent · Cupertino, CA · Member since 2016 · 4k+ posts · 1k+ votes
8y
You got the space I would definitely put in. Few Americans are doing their own dishes. Unless it has A/C, full bath, all appliances in our area few will consider signing a lease these days.
Rental Property Investor · Northern Virginia · Member since 2018 · 8 posts · 4 votes
7y
@Nicole Heasley
Hi Nicole
I'm renovating a large duplex in Cleveland Heights. Each side has 4 bedrooms and about 2000 SQ feet. The rent is projected to be $1500 each side. Based on the size medium to large families will likely rent them and based on the rent do you think that they would expect to have a dishwasher?
Real Estate Agent · Los Angeles, CA · Member since 2018 · 2k+ posts · 1k+ votes
7y
Hey James,
The best thing to do is look at the comps that support your $1500/month and see if they have dishwashers. Without studying it and knowing you are going to have families, on the surface I would recommend it. In my case, it was only going to be two people max, so having cabinet space, we felt, was more important than a dish washer.
Investor · Youngstown, OH · Member since 2017 · 2k+ posts · 2k+ votes
7y
@James E. Krause For that high of rent, I would do it. I'm charging $1,550 for a SFH in University Heights, and every applicant inquired about a dishwasher.
Investor · Manteca, CA · Member since 2017 · 1k+ posts · 2k+ votes
7y
If you are doing construction/reno now, its the time to do it now..... not in 1-3 years when you change your mind and decide you need/want one....will cost you more to do it then