The dreaded my dishwasher sometimes leaks or doesn't clean call

General Landlording & Rental Properties
6yFollow

The dreaded my dishwasher sometimes leaks or doesn't clean call

Michael Peters
Member since 2019 · 215 posts · 122 votes

About once or twice a month I receive a maintenance request for a dishwasher that's working but not quite right.  Either its leaking occasionally, doesn't clean like it used to, or has a weird smell.  Some are legitimate but many issues we can't recreate during a diagnosis only to leave and get another maintenance request in the next few weeks.  I'm sure more then a few of you can relate.

Wanted to see if anyone has a good rule of thumb on how to deal with these?  For appliances I have a rule of thumb that if the parts and labor exceed 50% of the cost of a new unit I'll just swap it out.  If its old or updating was already on the mind it might be half that.  With these types of dishwasher complaints I could potentially send someone out 3 times for $75-100 each and find nothing.  The real issue could be anything from its truly sporadic, dishes could be overloaded, baking sheets covering the soap dispenser, or the tenants expectations are just unreasonable.

So at what point to do just replace it or tell the tenant that they'll be charged if you have another visit that finds nothing?  Any other suggestions would be greatly appreciated.

1Reply
62 views

Most Popular Reply

Joe SplitrockPro Member
Moderator
Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
6y

@Michael Peters I don't think a dishwasher should "leak occasionally". That seems like something that will only get worse. Newer dishwashers are lucky to last ten years. Many people buy the cheap $250 ones and they are loud, don't clean well and don't last as long. I like to go up a couple levels from the cheapest and I buy Whirlpool. 

The smell usually comes from food that has not been cleaned out of the strainer. You also need to clean around the door by the seals, which is where grime and food residue collects. It is also a good idea to run a bottle of Dishwasher Magic through every few months. We always make sure this is done before a new tenant moves in. Tenant needs to clean the dishwasher after that and before move out. Most tenants don't clean them and that is your problem.

Another thing we tell tenants is do not use liquid dishwasher soap. Use only dry or cubes and use a rinse agent. The liquid version creates a major build up and film on the dishes. 

I am not sure how old these dishwashers are, but I would probably just replace over even bothering to repair.

3Reply
See this reply in the discussion

13 Replies

Jump to latestLatest
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    6y

    Are you getting good rent income from this property? Does the tenant pay the rent on time? Is the dishwasher several years or more old?

    dishwashers are not that expensive and are generally not worth repairing if they have a leak. A leak could damage your floors causing more trouble.

    I generally just replace these with a new one. 

    Now it was a control board issue and it was a nicer dishwasher I try and have this repaired.

    0Reply
  • Pat L.
    Rental Property Investor · Upstate, NY · Member since 2012 · 3k+ posts · 3k+ votes
    6y

    We just had a 1 year old Samsung fail requiring a new pump $275 with a 2 week wait for the part & the Tenants were VERY patient.

    Then a 1 yr old LG failed requiring a new control panel $185. Apparently its common on these. Both under warranty. We always had Bosch (7 of them to date) but thought we got a good deal on the Samsung & LG but will definitely go back to Bosch in future. 

    As an aside we're also seeing problems with the newer Samsung & LG higher end glass top stoves. Cooktop switches/controls are failing, repairs run around $200 on avg but still better than replacing it with a new stove for now. Once repaired they have run about 2 years without problems.

    0Reply
  • Stone Jin
    Rental Property Investor · Chandler AZ and Sylvania, OH · Member since 2009 · 708 posts · 561 votes
    6y

    Microwaves and dishwashers I tend to just replace rather than repair as they are cheap to replace.  Washers/dryers/stoves/fridge I would send out the repair company.

    0Reply
  • Bob Okenwa
    Real Estate Agent/Investor · Peoria, AZ · Member since 2016 · 2k+ posts · 2k+ votes
    6y

    Replace it. Not that expensive of a fix and essentially is the cost of doing business. 

    1Reply
  • John Warren
    Real Estate Broker · 3412 S. Harlem Avenue Riverside, IL 60546 · Member since 2015 · 6k+ posts · 5k+ votes
    6y

    @Michael Peters do you absolutely need to offer these appliances in the future? You have to really think through the ROI on things like air conditioning, dishwashers, hanging microwaves, etc. If you the local market conditions don't demand it then you don't want to offer it. Amenities that are "extra" break down and cause higher maintenance, and there is a fine line between offering a nice amenity to attract a better tenant and just over doing things.

    0Reply
  • Ola Dantis
    Multifamily Syndicator · Houston, TX · Member since 2016 · 1k+ posts · 2k+ votes
    6y

    Based on what you just mentioned ($75-$100)/visit, that's almost $300. 

    It might make sense to change the thing, but tell your tenant if they start seeing the same issue as they did with the last dishwasher then you will have to charge them for any further diagnostic visits. 

    That'll be fair I'd say. 

    2Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    6y

    @Michael Peters I don't think a dishwasher should "leak occasionally". That seems like something that will only get worse. Newer dishwashers are lucky to last ten years. Many people buy the cheap $250 ones and they are loud, don't clean well and don't last as long. I like to go up a couple levels from the cheapest and I buy Whirlpool. 

    The smell usually comes from food that has not been cleaned out of the strainer. You also need to clean around the door by the seals, which is where grime and food residue collects. It is also a good idea to run a bottle of Dishwasher Magic through every few months. We always make sure this is done before a new tenant moves in. Tenant needs to clean the dishwasher after that and before move out. Most tenants don't clean them and that is your problem.

    Another thing we tell tenants is do not use liquid dishwasher soap. Use only dry or cubes and use a rinse agent. The liquid version creates a major build up and film on the dishes. 

    I am not sure how old these dishwashers are, but I would probably just replace over even bothering to repair.

    3Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    6y

    I try to buy the same dishwashers for every unit. Up until recently that has been the base model Frigidaire. These are getting *really* cheaply made and I am considering switching units. Anyway, by using the same model, if something goes bad on one that's fairly expensive we have it replaced, and keep the old unit for parts. Just last week I had a tenant complain about burnt plastic smell. Turns out they knocked off the bottom sprayer, and it landed on the drying element and melted a spot in it. Normally this would be something they would have to pay for (the part, I'd just drop it in myself next time in town or have someone do it) but I had a spare sitting in the warehouse. It took 10 seconds to swap. 

    As for complaints about sometimes leaking, etc, that's not normal. Unless they are blowing the seal with overloading of soap - dishwasher soap generally doesn't suds up - or jamming the door, the seal is probably going bad. As for weird smells, we give instructions on cleaning out the food filter traps. And tell them to run a sanitizing cycle, and if there's still a problem someone will check it out. 

    Podcast Guest on Show #243
    Skyline Properties
    View Page
    3Reply
  • Ned J.Pro Member
    Investor · Manteca, CA · Member since 2017 · 1k+ posts · 2k+ votes
    6y
    Appliances with water don't tend to "leak occasionally"...... they either leak or they don't...... the parts that hold water don't magically fix and fail and fix and fail........ so something is very off with their claims odor is cleaning out the food that builds up.... Not working as well.....lots of tenants think you cant throw ANYTHING in there and it magically cleans it spotless..... the throw really dirty stuff in or overload the thing, so its got no space to spray etc. And the untis most landlords use are not "top of the line" units so a lot of that is actual use and expectations...... they need to use it properly and be realistic on what those units can actually do
    0Reply
  • Michael Peters
    OP
    Member since 2019 · 215 posts · 122 votes
    6y

    Appreciate the feedback everyone!

    Just to clarify a lot of these issues are with properties I manage for other owners.  Yes these are necessary amenities for our area, price point, and I try not to turn down repairs for existing items from a reputation standpoint.  As much as I would love to just replace Dishwashers whenever there is an issue I have to at least show we made the effort to make repairs.  Currently if we are asked to make a second trip back in 6 months on the same unit I would opt for a replacement.  I might go for a third trip if I'm dealing with a particularly difficult tenants expectations.

    @JD Martin I do like the idea of just buying one type of dishwasher for all of our units.  I do currently stick to Maytag or Whirlpool for all appliances since their owned by the same parent company and tend to have a good amount of replacement parts available.  I've found a lot of other companies are a nightmare when it comes to repairs.  I also walk our tenants through a few things before I send someone out but not everyone will make the effort or understands.  Do you have a standard model that just comes in a variety of colors?  Currently I typically shoot for the best value at the right price for the property.

    Appreciate your straightforward approach on leaking @Ned J.  I'm in complete agreement which is why the situation can get frustrating.  Not cleaning well or smells do typically stem from a tenant problem.  Any advice on navigating this topic without offending their intelligence?  I always shoot for guided questions and walk them through the process but a good chunk of the time they interpret this as I'm questioning their intelligence.  If they are simply using it incorrectly and we can't find any defects would you charge them for the trip?

    2Reply
  • Matt M.
    Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes
    6y

    @Michael Peters

    Basic no frills appliances are throwaways these days. Repairs cost to much. In my area, it’s $75 for a repair guy to walk in the door, plus parts/labor, and it’s worse when it’s a part they have to order.

    I personally would replace the dishwasher to end the calls from the tenant. I don’t know what installation costs, but I can change out a dishwasher in about a half hour.

    1Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    6y
    Originally posted by @Michael Peters:

    Appreciate the feedback everyone!

    Just to clarify a lot of these issues are with properties I manage for other owners.  Yes these are necessary amenities for our area, price point, and I try not to turn down repairs for existing items from a reputation standpoint.  As much as I would love to just replace Dishwashers whenever there is an issue I have to at least show we made the effort to make repairs.  Currently if we are asked to make a second trip back in 6 months on the same unit I would opt for a replacement.  I might go for a third trip if I'm dealing with a particularly difficult tenants expectations.

    @JD Martin I do like the idea of just buying one type of dishwasher for all of our units.  I do currently stick to Maytag or Whirlpool for all appliances since their owned by the same parent company and tend to have a good amount of replacement parts available.  I've found a lot of other companies are a nightmare when it comes to repairs.  I also walk our tenants through a few things before I send someone out but not everyone will make the effort or understands.  Do you have a standard model that just comes in a variety of colors?  Currently I typically shoot for the best value at the right price for the property.

    Appreciate your straightforward approach on leaking @Ned J.  I'm in complete agreement which is why the situation can get frustrating.  Not cleaning well or smells do typically stem from a tenant problem.  Any advice on navigating this topic without offending their intelligence?  I always shoot for guided questions and walk them through the process but a good chunk of the time they interpret this as I'm questioning their intelligence.  If they are simply using it incorrectly and we can't find any defects would you charge them for the trip?

     We do all appliances everywhere in white, unless we inherit something in good shape that's another color. White is easiest to match, goes with everything, easiest to keep looking good, and is interchangeable with other rental units if necessary. Our demographic is $750-1300 and no one is looking for high end appliances or colors at that price. 

    Podcast Guest on Show #243
    Skyline Properties
    View Page
    2Reply
  • Matt R.
    Blue Springs, MO · Member since 2015 · 481 posts · 313 votes
    6y

    You might already know this, but: do the dishwasher drain hoses go up from the dishwasher, to either an air gap or the underside of the counter, before going back down to the sink drain or Disposall connection?

    If this is not the case, sometimes whatever's going down the sink drain can run down into the sump in the bottom of the dishwasher.  This is especially true when you're cleaning up plates in the sink, and chunks of food are sitting in the Disposall grinder, but you haven't turned it on yet; the water piles up in the grinder and then runs down the dishwasher drain connection.

    If whatever is going down the sink already smells funky, then the funk will transfer to the dishwasher; if it's something like a chunk of fat or meat that works its way into the dishwasher, it might smell OK now, but get funky after it sits for a while.  It might not be obvious to people that what's been going on in the sink has an effect on the dishwasher.

    I associate this problem with funky smells more than leaks.  I guess it's possible that if the sink is really backed up, enough water could run down into the dishwasher to totally fill the bottom of the tub, and make it leak at the bottom of the door.  (When the dishwasher is running, there's a float switch that keeps the tub from filling that far with fresh water, but that doesn't help if the water is coming in through the drain hose.)  But I feel like you'd have to keep the sink fairly full of water for quite a while (several minutes) to make this happen.

    From what I've seen, having the drain hose routed incorrectly is a little more common if the house is old enough to not have been born with a dishwasher (which is about the early 1980s, around here).  In those houses, the dishwasher install was often DIY'd later, and not always done right.  The newer the house is, the more likely the house is to have an air gap - a little chrome or plastic vent, either sticking through the counter top or in the wall behind the counter top - that the dishwasher drain hose is plumbed to.  The hose goes from the dishwasher up to the air gap, and then another hose goes down from the air gap to the sink drain.

    The quickest fix is to use a pipe strap or similar to hold the dishwasher drain hose up as high as you can inside the cabinet; this can either be right behind the dishwasher, or under the sink.  The fancy way is to install an air gap - the big-box store store sells them, either in the plumbing aisle, or with the dishwashers.  You need to drill a relatively large hole in the counter top to install an air gap, though.

    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free