Hello bigger pockets family. Caution rental property rant forth coming. I have a rental property that I have successfully written for the past 11 years with very low vacancy. This past year I attempted to sell the property. I now regret that decision but that’s another story for another day. I decided to keep it as a long-term rental after spending $10k on new carpet flooring, paint and fence repairs. My property manager secured a new renter on the first of the month. The potential renter wanted me to replace the used dishwasher stating it looked old. I told the manager as long as it was in working condition it would not be replaced. On moving in the renter put in five work orders on everything from loose ceiling fans to old filter in the refrigerator and the dishwasher running all night loud and not. Leaning dishes. Property management filled all of the requests before clearing it with me because each work order was under the $300 limit we have set forth (another oversight that will me rectified). However five work orders totaling an average of $180 was well over the $300 limit we had agreed upon. Yet and still I did not receive a call or know anything was wrong until I receive my monthly statement showing all of the invoices and all of my reserves ($500) depleted. The next I received a text asking how they should proceed because the tenants had put in another work order for the dishwasher. The tenant stated the dishwasher was still running all night long. Even after a repair man came out cleaned it replaced springs and washers and charge me $267 to do so which is what I could have bought a new dishwasher for by the way. The repair guy (same guy) Now states that it needs a new timer which would be $400 or I could buy a new one that they have price for $500. At this point I am beyond outraged. I tell the property manager that I am not willing to spend anymore money on this dishwasher and that the tenant wants one they will have to repair it or buy it at themselves. The property manager tells me that because it is a built-in item that I have to repair it and that it is Georgia law to repair provided appliances. This doesn’t ring true to me as the contract clearly states that freestanding items are not items that the landlord has to repair. Anyone else have experience dealing with this dishwasher Dilemma? Thanks

Hi Martin,

Per Fannie Mae, the average service life of a dishwasher in a rental is 5 to 10 years.

After that time, you have to be a lot more judicious about the repair or replace decision.

https://www.fanniemae.com/content/guide_form/4099f.pdf

 Good Luck!

I think the difference between freestanding and built in is basically just the 2-4 screws holding under the counter.  You should be able to replace a dishwasher with a new one for about $300. If you order it from a local store they will probably even install it for you and remove the old one. I think you need a new property manager. 

If the house was rented with a dishwasher in it, I'd suggest you replace it. You don't have to repair it by law. But you should replace it.

@Martin Lewis you know what’s funny about dishwashers?

If you were to buy all the parts separately a dishwasher would cost you like 5k. Maybe ten. Yes I’m talking about a piece of crap fridgaire one too, not like a fancy one

Who knows but a dishwasher is one of those things you just replace...it cost 400-600$

A friend gave us a dishwasher that needed one part. The part cost 25$

It was literally a piece of string with a small piece of plastic on the end. It literally cost 1/16th of the price of a new version of the dishwasher. A piece of string...

Also typically water filter lights on fridges are timed so sometimes it doesn’t need to be replaced. Depends on usage.

Anyways I’d consider another PM company or rewriting the 300$ service notification

Regardless of your sunk cost into the dishwasher, replace it! Keep your tenants happy and bite the bullet on that one

I'd consider another PM.  Any one that has spent that much for dishwasher repairs with multiple requests, shouldn't be a PM as they know they could buy a new one.  I suggest you replace it and before their lease is up for renewal either decide if you want to renew it or how much you will increase the rent by to cover the expenses.

I also think it is stupid to replace a dishwasher that is in good working condition just because it looks dated.  The new appliances are not built to last or be repaired which is such a waste.

Replace the dishwasher, but make sure you get a very basic one, not the latest push button trendy one.  No steam, no grinder, nothing extra or fancy.  And if possible several less buttons than the one you are replacing.

If you get the latest, in style, one, expect the stove and frig to break real soon....

You need a new PM or a new contract at the least.

I just bought a new dishwasher yesterday at the Sears Outlet. It was open box, but brand new. I paid less than $200 for it. It has heat and a few other options that the ultra cheap ones don't have. My handyman will install it for $60.

My tenant let me know her current one had a leak in front. I realized this one was pretty old and opted to just buy a new one as I am getting good rent from a good tenant that rarely contacts me about any problems.

Dishwashers are cheap, I usually opt to just replace them. Refrigerators I also try and repair first then get a good used one for $175.