Shift responsibility for appliance repair to tenants?

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Shift responsibility for appliance repair to tenants?

Piper D.
Member since 2021 · 13 posts · 41 votes

I have tenants in my SFH rental who have been there a little over a year. About 4 months into their tenancy, the gas dryer I supplied quit working. It was 7 years old and I couldn't get a replacement part, so I purchased a 1 yr old dryer from a friend and had that installed. In just 8 months the replacement dryer is no longer working properly (sounds like same problem as last time- the clothes aren't drying completely). I am awaiting my repairman to arrive and diagnose.

These are decent tenants, paying market rent. But, my annoyance comes with the fact that it is difficult to get replacement parts for anything right now due to supply chain issues, leading me to have to find, buy, & pay for installation of another appliance vs a simple cheap repair each time something breaks. I don’t want them to get into the mindset that they don’t need to take care of the appliances very well because the landlord will just keep replacing them at no charge.

Might it be worth amending the wording in the lease to say that after this repair, I will continue to provide the appliances (or namely, the washer/dryer) as a courtesy, but they will become responsible for repairs or replacement? They are on a month-to-month lease. Or am I overreacting by doing this?

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Maurice D.
Coppell, TX · Member since 2015 · 485 posts · 310 votes
4y

Side note, make sure you vent is cleaned out.  if it has not been maintained and you have poor flow, your dryer will overheat and this in turn could shorten the lifespan of it.  not to mention the fire risk.   

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  • Wayne Brooks
    Real Estate Professional · West Palm Beach, FL · Member since 2012 · 23k+ posts · 13k+ votes
    4y

    It varies but in our market that is a landlord responsibility. 

    0Reply
  • Piper D.
    OP
    Member since 2021 · 13 posts · 41 votes
    4y
    Originally posted by @Wayne Brooks:

    It varies but in our market that is a landlord responsibility. 

    Thank you for the feedback Wayne!  If you could prove the tenant was at fault for the damage (ie, was negligent by not cleaning out the lint trap, etc) would you bill them for the repair/replacement cost in that case?  

    0Reply
  • Gail K.
    Augusta, GA · Member since 2014 · 1k+ posts · 1k+ votes
    4y

    There are landlords that will divide the responsibilities for appliances.  They may provide (and be responsible) for refrigerators and stoves but either require a tenant to provide their own washer and dryer or provide one with a clause in the lease that any repairs are on the tenant.  Their reasoning (besides the fact that appliances today don't last very long and it can be difficult both to get a repairperson or a substitute appliance) is that providing a washer and dryer can be considered a luxury and not a necessity while a stove or refrigerator may not fall into that category.

    0Reply
  • Jill F.
    Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes
    4y
    Where are you?  In my market, having a non-warrantied washer and dryer in a SFH would be fine.
    0Reply
  • Maurice D.
    Coppell, TX · Member since 2015 · 485 posts · 310 votes
    4y

    Side note, make sure you vent is cleaned out.  if it has not been maintained and you have poor flow, your dryer will overheat and this in turn could shorten the lifespan of it.  not to mention the fire risk.   

    8Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    4y

    Unless the tenants did something to break it, you are responsible.  Are they putting too much stuff in the dryer or something else?  You mentioned the lint trap, that should be easy to check, but also add a secondary clean out in case the problem is in the duct work.  

    2Reply
  • Deanna O.
    Rental Property Investor · San Diego, CA · Member since 2010 · 377 posts · 314 votes
    4y

    My first thought was the same as one of the other posts - if the vent to the outside is clogged the same "clothes not drying" issue would re-appear. The vent can look all shiny and clean from the outside and be clogged at some dip or turn out of sight. There would be VERY little a tenant could do to "break" a 1 year old dryer. Maybe have them demo a load of clothes to see how wet they are coming out of the washer (not every person knows what the clothes SHOULD look like- it could actually be an issue with the washer). 

    All that said, the difficulty of getting parts isn't the tenant's fault. If the dryer vent is clogged, that is also not the tenants fault. After some of the other posts I've been reading lately, you might consider putting all the "amenity" appliances in an "as is" category (including the fridge, btw). Spell out how replacements and repairs are handled and maybe a stated lifespan of each appliance. If they get a new fridge, you can't expect to keep their brand new fridge when they move to replace the 15 year fridge that was there before (even if the old fridge worked "just fine"). 

    1Reply
  • Anthony KingPro Member
    Investor · Charlotte, NC · Member since 2020 · 239 posts · 247 votes
    4y

    @Piper D. I have it in my lease that any appliance provided by me is a courtesy and I am not obligated to repair or replace it. If it fails because of negligence I won't replace, if it's old or faulty then generally I will.

    1Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    4y

    I take responsibility for appliances I provide. My lease states the tenant takes responsibility if the technician determines the tenant has abused or neglected the appliance.

    I know a few Landlords that shift responsibility to the tenants. Everyone seems to be in agreement when the tenant first moves in, but then things often go bad when something breaks and the Tenant can't afford $300 to repair or $600 to replace. If you can't handle the supply-chain issues, how is your tenant going to fair any better? What you may run into is a tenant that abuses the appliances and refuses to repair the, so you're left with junk when they move out.

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  • Scott M.
    Real Estate Broker · Rochester Hills, MI · Member since 2009 · 2k+ posts · 2k+ votes
    4y

    Some states regulate what, if anything, you can require a tenant to be responsible for in terms of maintenance.  Might want to post what state your in as that may help with more targeted answers.  

    0Reply
  • Mary M.
    Rental Property Investor · Portland OR · Member since 2018 · 2k+ posts · 3k+ votes
    4y
    Originally posted by @Piper D.:

    I charge tenants for repairs that are clearly their fault - ie things in the disposal that should not be there......   not cleaning the hvac filters and the AC stops working, etc.  this is totally reasonable. But you need to talk to them and show them the correct way to use the appliance in question. 

    2Reply
  • Mary M.
    Rental Property Investor · Portland OR · Member since 2018 · 2k+ posts · 3k+ votes
    4y
    Originally posted by @Anthony King:

    @Piper D. I have it in my lease that any appliance provided by me is a courtesy and I am not obligated to repair or replace it. If it fails because of negligence I won't replace, if it's old or faulty then generally I will.

     Do you price your rentals without the appliances or are they paying higher rent since appliances are provided? 

    2Reply
  • Wale LawalBusiness Member
    Real Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
    4y

    It depends on your state if this is required or not. I suggest doing a quick google search for this information. Good Luck

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  • Account Closed
    Member since 2021 · 237 posts · 153 votes
    4y

    @Piper D.

    If you’re not required to provide appliances, state “appliances not included” in your lease. Then they are not included but there for convenience, tenant responsibility if they quit working.

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

    There was just a post about refrigerators and tenants wanting $1500 refund for food.

    I don’t supply washer, dryer, or refrigerators. Never had a prospective tenant balk at having to supply their own, and I have none of this bs to deal with.

    2Reply
  • Anthony KingPro Member
    Investor · Charlotte, NC · Member since 2020 · 239 posts · 247 votes
    4y
    Not sure what you mean. Do I itemize my lease and charge $X/month to use the refrigerator and stove? No. Do I charge $1405.98/month with appliances and $1400/month without appliances? No. If you have time for that, good for you. My lease is for the home and that's it. Any appliances are provided as a courtesy with no obligation to repair/replace. Like I said.

    Originally posted by @Mary M.:

     Do you price your rentals without the appliances or are they paying higher rent since appliances are provided? 

    0Reply
  • Rick Albert
    Real Estate Agent · Los Angeles, CA · Member since 2018 · 2k+ posts · 1k+ votes
    4y

    On a practical basis it isn't right for tenants to pay for something that is out of their control.  If it were their appliances, then they should be responsible.  That makes sense.  But how can a tenant be responsible for something that they don't know the condition of prior to signing the lease?

    If you are having that many issues, then I would be buying either new (and wait for it to arrive) or refurbished with a warranty.

    2Reply
  • Mary M.
    Rental Property Investor · Portland OR · Member since 2018 · 2k+ posts · 3k+ votes
    4y
    Originally posted by @Anthony King:
    Not sure what you mean. Do I itemize my lease and charge $X/month to use the refrigerator and stove? No. Do I charge $1405.98/month with appliances and $1400/month without appliances? No. If you have time for that, good for you. My lease is for the home and that's it. Any appliances are provided as a courtesy with no obligation to repair/replace. Like I said.


    well I am sure there is a price difference between similar rentals - one with a full appliance package and one without.  I dont know what that differential is - but your tenants know......  and they will feel cheated if you rent them a place with appliances then if one goes out you make them buy a new one? yeah that is just one more nail in the coffin of why everyone hates landlords...... 

    1Reply
  • Dena Puliatti
    Property Manager · Huntsville, AL · Member since 2017 · 302 posts · 246 votes
    4y

    Landlords should provide necessary appliances (fridge, oven and stovetop, hot water heater).  Washers and dryers don't fall under that category.  Make sure the tenants know (and sign off on) that once the washer or dryer breaks, you are not replacing it. The wear and tear on these can be a whole mess if they are overloading, washing waterproof items, etc.

    3Reply
  • Scott M.
    Real Estate Broker · Rochester Hills, MI · Member since 2009 · 2k+ posts · 2k+ votes
    4y

    @Dena Puliatti this is highly localized and generally not legally required.  Where we manage properties in SE MI there are places that it is expected landlords will supply appliances (hot water tank is not an appliance in this case and actually required by law) but also a lot of places where it is the exact opposite.  It is expected that the landlord will not and if you did, most tenants would ask you to remove your appliances so they can bring their own.  

    0Reply
  • John Nachtigall
    Santa Rosa, CA · Member since 2017 · 325 posts · 701 votes
    4y

    This is not directed at the OP in particular but I don't get the logic of offloading maintenance to tenets.   Isn't that the whole point of renting, you pay for the convenience of not owning the problems.   Maybe we are talking about a different class of rental but when I rented, class A,  i would have laughed if they said i was responsible for maintenance.   That is the whole point of renting.  

    3Reply
  • Paul Merriwether
    Investor · Oakland, CA · Member since 2015 · 141 posts · 82 votes
    4y

    Dryer's are cheap gas $600. They can last forever!!! My last one lasted over 30 yr's. Yet you can depreciate them over say 7 yr's. 

    $600/7yr = cost fact of $7.14/mth. No major cost!!! Your tenants & you will be pleased with a new dryer!!!

    0Reply
  • Luciano A.
    Developer · Houston TX · Member since 2018 · 423 posts · 400 votes
    4y

    @Piper D.

      I am surprised why no one first pointed this out..... you are buying used so why should the tenant be responsible. You are cutting corners thus your having items break. Providing such items attracts tenants thus you get to rent your unit faster. If the tech says it is broken because the tenant did something wrong then you can state that to them and let them know if there is an issue they will be responsible but buying used and wanting the tenant to be responsible I don't think is fair. Heck, if I was the tenant I would raise that question and at the time of renewal will remember being billed for the repair therefore not renewing my lease. 

    Giving amenities that bring convenience to a resident will help keep your retention thus less turnover and costly make readies. The apartment operators like myself have realized this and we add washers and dryers, stainless steel appliances as a way to attract residents as well as keep them. We don't buy used as that is a headache waiting to happen. Especially in times like this when parts are hard to come by and used is almost the same price as new. 

    I found years ago that going cheap never ends up saving you money. Goes for all things, contractors, materials, legal (downloading online lease agreements versus paying for legal advice), and providing cheaper rents versus rehabbing the place. 

    Sorry if I sound harsh but take it like a big brother telling you this because he loves you. We are in strange times so landlords have the upper hand but if the market has a correction and people can't get loans the rental market will be inundated with flippers, builders all become accidental landlords. Their product that was built, designed with the end buyer being the homeowner, will have nicer fixtures, and amenities thus making landlords that have mid-grade homes compete for a lower pool of residents. Your property should bring value to those who choose to rent from you. They will enjoy it more and take care of it because they got a product at that price point. Best product at the best price. 

     Best of Luck 

    2Reply
  • Latonya Randle-Ellis
    Investor · Memphis, TN · Member since 2015 · 3 posts · 1 vote
    4y

    None of my properties included appliances, Memphis, TN is a little different.   

    1Reply
  • Seth Borman
    Rental Property Investor · Phoenix, AZ · Member since 2016 · 553 posts · 314 votes
    4y

    Clean the vent.

    0Reply
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