Architect · Sonoma, CA · Member since 2013 · 53 posts · 30 votes
During a recent inspection (multi year tenant in C+ area), my tenant said they bought a new bigger fridge on sale and would like to move the provided fridge out and move their fridge in. The fridge provided is a nice stainless steel 20 cu. ft. model. They bought a 30 cu. ft. model which they have in storage.
Would you let them move the new fridge in knowing they would then take it out when they move?
Would you charge them to move the provided fridge out and back in again after they move?
I am considering telling them no flat out but it is a long term tenant and would be open to some other creative solution.
Hmm. I guess I take a different stance. Long term tenant is happy and I have fewer appliances for which I am responsible...not a problem to me. If you're worried about moving damage just let them know that you or whomever would move the old fridge will help move the new fridge in. There are plenty of things to worry about when it comes to real estate, this isn't one of them.
"Wait. On your follow up you said their deposit is already spent on repairs? The deposit is for repairs after they move out. If there are repairs from tenant damage while they live here that must be paid by tenant out of their pocket, not the deposit.
Your bigger and immediate problem is to tell the tenant to repay the damage deposit in full, and then you will allow their fridge. And also change your practices to never use damage deposit while the tenant still lives there. "
Yeah, that's a HUGE issue..... the deposit is to cover stuff AFTER they move....its not a bank account for them to credit for the stuff they jack up while still living there... BIG MISTAKE...... ZERO incentive to return the place in decent condition and/or rent for the last month etc......BIG NO NO........
The concern for damages with a move is no different than moving any other item..... that concern makes no sense...... agree to let them do it but the deposit issue needs to be dealth with and the refrig stays at the unit in the garage and any damages to it will still be on the tenant..
I would let them move a new fridge in yes . Why not ?it is a good chance it will stay after they go and if it fails it’s on them plus it keeps the tenant longer term if his bulky heavy appliance is there . One more thing to anchor him there paying rent
I was a tenant a while back and did the same with a stove. The landlord said yes and I was happy. If they are a good long term tenant then Yes provided I had storage space and I don't have to move anything in or out. One less appliance to worry about. I'd use my old fridge as a backup in case another unit needs it. Little things like that helps keep relations good.
I have had this come up several times and I always allow it. I have them sign an addendum to the lease saying they are responsible for damage and I’m not responsible for the fridge. You can even have that you provide a fridge removed from the lease so if theirs breaks you aren’t liable to put yours back in. This will leave you with an extra fridge on the shelf for other units that need them.
If your circuit is good for a 20 cubic inch fridge than it should be good for a 30. It’s worth looking at but should be fine.
Keep those long term tenants happy. He is also more likely to stay if he has a nice fridge that would need moved. I personally love it when tenants take some ownership in their rental.
I had a tenant that wanted to bring their own fridge as a condition of lease. It ended up being too big and then he cut the cabinets down to make it fit. I didn’t notice the cabinets until they moved out. It is a bad idea to put a fridge into long term storage. Refrigeration systems are designed to be run. Good odds the fridge won’t work in two years. I would sell the fridge and buy new when they move out. This should not be a big deal if it is a good potential long term tenant.
@Ryan H You have a spare fridge in good condition ready to go now for when this tenant moves out or for one of your other properties down the road. Not the worst situation in the world to be in, plus the tenant is a long term tenant. Not worth fussing over in my opinion.
I have two units in which the tenant wanted to bring their own appliances even the stove. My units have all the appliances in them except washer dryer because that's how I bought them.
Upon moving them in I told them any damage to the property is on them and they are responsible for all repairs of the new appliances. I buy cheap appliances off Facebook and keep a couple on hand just incase something happens anyway. I just add to the spairs in the upstairs storage of my office.
Less headache, less maintenance I have to worry about, and the tenant is happy using their own appliances. Win win in my opinion.
I can't believe some of the comments here. "Installing" a fridge could cause damage??? You plug it in to the same outlet the old one was plugged in to. This is silly. Let them put in their own appliances and reduce the wear on yours. Such a bizarre position to prohibit that unless we're talking a large MF complex.
During a recent inspection (multi year tenant in C+ area), my tenant said they bought a new bigger fridge on sale and would like to move the provided fridge out and move their fridge in. The fridge provided is a nice stainless steel 20 cu. ft. model. They bought a 30 cu. ft. model which they have in storage.
Would you let them move the new fridge in knowing they would then take it out when they move?
Would you charge them to move the provided fridge out and back in again after they move?
I am considering telling them no flat out but it is a long term tenant and would be open to some other creative solution.
@Ryan H when repairs are required during tenancy, I'd make them pay for repairs out of pocket and not allow the deposit to be used for repairs during tenancy.
Could they just move the fridge out in the garage or other storage area? maybe they could use it as a 'beer fridge'?
I can't believe some of the comments here. "Installing" a fridge could cause damage??? You plug it in to the same outlet the old one was plugged in to. This is silly. Let them put in their own appliances and reduce the wear on yours. Such a bizarre position to prohibit that unless we're talking a large MF complex.
What is the concern here?
Obviously, you don't supply appliances to rentals.
There are all kinds of concerns.
1. Door frame smallerthan fridge even without doors - you'll have to take down trim
2. New fridge wider than old and you have to cut cabinets to fit it in. After they move out, the cabinets stay cut
3. During the process of swapping fridges, there will be damages to the walls, door frames - that's the major reason refrigerators are provided in the first place.
I had quite few Tenants with their own appliances wanted to rent a house with no appliances at all (some cheaper houses are rented without appliances). The only reason they couldn't do it because their refrigerator couldn't get through any door in the kitchen: in old houses it is sometimes 28" doors
I'm OK with accommodation of the long term tenant though, but this must be thought through before the move.
Security deposit depletion is much worse problem though
One less appliance you're held accountable for. If you own multiple properties, then the extra fridge will go into another unit. I had appliances go bad and tenants try to place the burden of spoiled perishables.
I had this done over the years, i.e. allowing tenant refrigerators, about half a dozen times, and I came out OK. I've been doing rentals in NYC in vicinity for nearly 40 years, and there was a period when landlords stopped providing refrigerators. I wind up renting to folks who moved from a rental where you have to get your own, to one supplied by the landlord. BTW, it seems that it's no longer happening.
In case where tenants have their own, they prefer it as they consider it cleaner and not contaminated.
As to the issue of damages to the property, I owned a number of triplexes, and have to handle moves. In all cases, there are minor damages as the building has narrow staircases, and large couches would do it. It makes no sense that a fridge is not allowed up the stairs but large couches are.
How to handle it? All my rentals has a storage shed or garage. Tenants moving in use licensed and insured movers, the movers move their fridge in, move my fridge to the storage area. On departure, they move my fridge back it after taking theirs. It got frequent enough I wrote up an addendum to the lease. Any major damages, they can get after the movers.
One plus in this arrangement is I have spare fridges in the event one goes bad, either mine or the tenants. In fact, more than once, I plugged my fridge in located in my garage when one of my tenants fridge or even mine, went bad. If it was one of mine, would have been a disaster since it often happens on hot summer days.
And one tenant lugged his fridge in and moved mine to corner in the living room. Says he runs out of space in his time to time. Fine with me.
So I've done it, tenants loved it, and looking back, another landlord service well done.
Is there a garage with the SFR? They could keep it in there and use it for drinks/whatever. Then, they could move it back into place when they move out. You wouldn't have to deal with moving/storage that way.
What I learn the most from this site is there are all kind of boogeymen landlords create. A refrigerator is just another piece of furniture. Store the old one in the garage (if it has one) and let them use their own. Real issues deserve your concern, this one isn't one.
What does it say about appliances? Our leases state the existing appliances are there for the tenant's convenience only; if they break or need servicing, it's on the tenant. If they want to install a new refrig, we will remove ours. What does your lease say?
Understood, that is a burden if you only have 1 or 2 rentals, but that's how we run the shop. When we can accommodate a good tenant at little cost, we will. Or you could pass on the cost of removal to the tenant. Good luck--remember, an accommodation is mostly less expensive than a vacancy.
While I don't have another unit to move the fridge to, I am going to write up lease addendum and have the tenant move the fridge to the garage on site and move it back after they leave.
Well for the people that are all worked up about damages moving a fridge.....better not let them move a bed....dresser....couch or any other decent sized piece of furniture.... they can ALL damage walls and doorways moving that stuff in/out...... you had better supply all of that and forbid it to be moved...... ridiculous.....
If you store it, I would highly recommend you require it to be plugged in... you can leave it on its lowest setting ..... refrig appliance do not like to sit for long periods without functioning...... bad for the components
This isn’t exactly about the original post but because I am electrical engineer, I thought I’d put their here for posterity. Ideally, a fridge in residential unit is on its own 20A circuit meaning a 20A breaker and a single run of 12 gauge conductors to the receptacle for the fridge. This is not a firm NEC requirement but it’s good practice. The NEC would allow you to put it on one of the two circuits that are required for kitchen but I wouldn’t do that if building or remodeling. You can have a 15A receptacle on this 20A dedicated circuit. The 20A circuit is good for up to 16A. But the fridge will draw 6 or 7 amps maybe. When the compressor for the fridge kicks out, its nice not to have it on a circuit with something else such as a TV because the inrush current is higher. Note that the NEC now requires a GFCI for refrigerators but many local inspectors allow you not to do this because if the thing nuisance trips, all the food will go bad. Same for AFCI. I don’t like them for refrigerators. Ideally, nothing should be plugged into that receptacle except the fridge so people are safe from shocks related to ground fault.