Dishwasher or No dishwasher???

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Dishwasher or No dishwasher???

Joshua Pope
Rental Property Investor · Rockwall, TX · Member since 2015 · 30 posts · 12 votes
I’m renovating a 700 square foot SFR. It’s a total gut job, so I have an open canvas for the kitchen. I was planning on including a dishwasher in the kitchen, but my mom (20+ years & 10+ properties experience) told me to consider not adding one. Any opinions on the matter?
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James Wise
Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 30k+ posts · 20k+ votes
7y
Originally posted by @Joshua Pope:
I’m renovating a 700 square foot SFR. It’s a total gut job, so I have an open canvas for the kitchen. I was planning on including a dishwasher in the kitchen, but my mom (20+ years & 10+ properties experience) told me to consider not adding one. Any opinions on the matter?

Unless it's a high end rental $1,500+/mo skip it. It is an ROI killer with little to no upside.

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  • Colleen F.Pro Member
    Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
    4y

    @Joshua Pope unless you are in class C  I would do a dishwasher.  Also it hopefully gets the dirty dishes in a dishwasher instead of a giant stack in the sink. 

    @Mike Smith  the prices in Boise are a lot lower then here, a decent dishwasher is $400-500 and the only thing below that are in price are portable countertop. 

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  • Chris Davidson
    Real Estate Agent · Boise, ID · Member since 2016 · 1k+ posts · 888 votes
    4y

    @Joshua Pope Look at it from your exit strategy as well. When you go to sell would the buyer want a dishwasher. If so at least plumb and wire it in. I would put one in as in my experience it keeps the kitchen cleaner. While you will have repairs on it at somepoint and tenants will be rough on it, it keeps the rest of the kitchen clean and helps keeps pest down. 

    Just like @Colleen F. mentioned it is in hope to get dirty dishes in dishwasher. It is a work around for getting tenants to take better care of your place.

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  • Jeremy Horton
    Rental Property Investor · Somewhere over the Rainbow · Member since 2021 · 1k+ posts · 1k+ votes
    4y

    Depends on the area - I have a duplex in an older area and don't have a dishwasher in either unit. I did add washer/dryer hook-ups though. These are 2br/1ba units. I have never gotten negative feedback on not having a dishwasher. 

    The newer expensive units in the area have dishwashers, the older smaller ones don't. None of them. But the area is so good the old units rent out anyways. Most have window units or portable plug-in heaters too. 

    If you already have the plumbing in place I'd go ahead and add it in. If you don't have the plumbing then I'd skip it. If it's designed for a family I'd add it too. Designed for a single or couple living there I'd skip it. 

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  • Matt M.
    Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes
    4y

    I have redone the kitchens in my rentals and always add one. It’s not a big deal to plumb it and run power, and the cost difference between a DW and a 24” base cabinet isn’t very different. I find it to be a nice amenity and it sets me apart. And who doesn’t love having a DW?!  I do not supply a refrigerator or W/D. 

    1Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    4y
    Quote from @Joshua Pope:
    I’m renovating a 700 square foot SFR. It’s a total gut job, so I have an open canvas for the kitchen. I was planning on including a dishwasher in the kitchen, but my mom (20+ years & 10+ properties experience) told me to consider not adding one. Any opinions on the matter?

     Of course, the cost is meaningless 

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  • Michael Deering
    Rental Property Investor · Lehigh Valley, PA · Member since 2017 · 200 posts · 191 votes
    4y

    Depends on what class type property you have.  It's not a deal breaker unless you have a Class A property.  Below A it's an expense and another appliance that will require maintenance and replacement

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  • Lien VuongBusiness Member
    Real Estate Agent · Boston, MA · Member since 2018 · 2k+ posts · 1k+ votes
    4y

    You can depreciate the appliance in year 1 - thats a bonus right there and a more elevated tenant class. 

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  • Danny Polanski
    Chicago, IL · Member since 2020 · 184 posts · 182 votes
    4y

    I havent seen this comment yet, but DW’s use less water than hand washing. 

    So, a DW not only makes an apt more comfortable, it also saves me money on the water bill. 

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  • Lexey Vezzoso
    Real Estate Agent · Boise, ID · Member since 2019 · 192 posts · 184 votes
    4y

    Hey Joshua!

    As a property manager myself, most of our smaller units (500-800 square feet) do not have dishwashers in them. This doesn't effect them being rented at all (at least not for us). Because you're already putting so much money into the entire gut job I personally think that you will be just fine doing without the dishwasher. 

    I hope this helps!

    Lexey Neitzel

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  • Henry T.
    Member since 2022 · 1k+ posts · 1k+ votes
    4y

    All of my places are under 900 sq feet. The kitchens are small. A dish washer would really limit storage space so I don't include one. Never had a request for one. Only once in 45 years did I have an applicant decline because of no dishwasher. No problem, next. My average tenant lasts over 7 years. Not an issue. A recent remodel expanded a kitchen, I put in the plumbing and electrical for a dishwasher but still opted to not include one at this time. This unit rents to a high income techie, he doesn't care. He bought himself a fancy $100 drying rack and got rid of the one I had.  I personally don't like dishwashers, but I know many do, still not a problem renting without.

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