Refrigerator issues/tenant compensation

Morgantown, West Virginia
Managing Your Property
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Refrigerator issues/tenant compensation

Jacob HaferPro Member
New to Real Estate · Morgantown WV · Member since 2021 · 35 posts · 13 votes

Good morning,

I am reaching to get input from other on what they have done in a situation where the refrigerator has went out and food had to be thrown away. The fridge went out last night and thawed and isn't cold, I went first thing this morning to look at it and have a technician coming at noon to hopefully repair it. However, my tenants want reimbursement for all the food in the fridge and freezer. I offered up coolers to keep it cold, but they insist all the food is no longer good. Should I just reduce their rent by $100-$200 next month or fight back on giving them a discount since this is an issue I couldn't prevent and am getting it fixed immediately. Let me know your thoughts.

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Ametria Chaney
Realtor · Memphis, Shelby County · Member since 2026 · 58 posts · 13 votes
14h

Jacob, this is a relationship decision more than a legal one. A fridge dying overnight is squarely a landlord's responsibility — appliance failure isn't tenant-caused — so some goodwill goes a long way. I'd replace or repair the fridge immediately (same day if possible), and a modest rent credit ($100-150) is reasonable and cheap compared to a tenant who feels nickel-and-dimed and doesn't renew. Document everything: the failure, your response time, the credit. What I'd push back on: don't set a precedent that every spoiled-grocery claim gets paid without question — renter's insurance exists for exactly this, and it's worth requiring it in your lease going forward. How fast were you able to get the replacement in?

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  • Richard (Ryszard) Cieplechowicz
    Member since 2026 · 133 posts · 33 votes
    16h

    Check the lease first. Most leases do not make you pay for spoiled food, and your renter's insurance question is separate, since some tenant policies cover it.

    If you want to keep the relationship good, a small goodwill credit is fair, but put it in writing as a one-time gesture and not an admission. Also fix the fridge fast and keep the technician's invoice and date for your records.

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  • Caleb Brown
    Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
    16h

    I'd maybe do a Walmart delivery for the food. It happens so shouldn't be crazy to do.

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  • James JonesPro Member
    Investor · Collierville, TN 38017 · Member since 2017 · 806 posts · 595 votes
    16h

    Speed is the compensation most tenants actually remember. You were there this morning and a tech is coming at noon — that response is worth more than the argument over a fridge of groceries. Run the math the other way: a turnover costs you a 21-day turn plus a lease-up gap, thousands in lost rent, against a couple hundred dollars of food. I would not fight that fight. If the repair drags past today, drop in a loaner or swap in the standard appliance package instead of letting it stretch. Then make the call once, put it in a text so it is in writing, and move on. Tenants renew for landlords who show up fast.

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  • Ametria Chaney
    Realtor · Memphis, Shelby County · Member since 2026 · 58 posts · 13 votes
    14h

    Jacob, this is a relationship decision more than a legal one. A fridge dying overnight is squarely a landlord's responsibility — appliance failure isn't tenant-caused — so some goodwill goes a long way. I'd replace or repair the fridge immediately (same day if possible), and a modest rent credit ($100-150) is reasonable and cheap compared to a tenant who feels nickel-and-dimed and doesn't renew. Document everything: the failure, your response time, the credit. What I'd push back on: don't set a precedent that every spoiled-grocery claim gets paid without question — renter's insurance exists for exactly this, and it's worth requiring it in your lease going forward. How fast were you able to get the replacement in?

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    • Owen RosenBusiness Member
      Professional · Clinton Township, MI · Member since 2015 · 686 posts · 259 votes
      3h

      Food spoiled by a refrigerator failing from age or normal wear and tear typically isn’t covered by renters insurance. Coverage generally applies only when the spoilage results from a covered peril.

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  • Leo SteinBusiness Member
    Property Manager · Orange County, CA · Member since 2025 · 137 posts · 36 votes
    11h

    Whatever you decide, I'd put it in writing as a one-time goodwill gesture for this specific outage so it doesn't read as a standing promise. Asking them for a rough list of what was lost (or a quick photo) can also keep the number reasonable for both sides. General info only.

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  • Jim Johnson
    Real Estate Agent · Memphis · Member since 2026 · 588 posts · 346 votes
    8h

    You were quick to respond and already have a technician coming, which is important. I wouldn't jump straight to a $100–$200 rent credit without first asking what food was actually lost and checking the lease. Renters insurance may also cover food spoilage, depending on the policy. A small goodwill credit could be worth considering, but I'd want to understand the actual loss before agreeing to an amount.

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    • Owen RosenBusiness Member
      Professional · Clinton Township, MI · Member since 2015 · 686 posts · 259 votes
      2h

      Food spoiled by a refrigerator failing from age or normal wear and tear typically isn’t covered by renters insurance. Coverage generally applies only when the spoilage results from a covered peril.

      Royal Oath Insurance Group4.9203 Reviews
      WebsiteView Page
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  • Divin KanyamaBusiness Member
    Accountant · Seattle, WA · Member since 2025 · 502 posts · 202 votes
    2h

    @Jacob Hafer You responded quickly, which is important. Before offering a rent credit, review the lease and local law to see whether you are responsible for spoiled food when an appliance unexpectedly fails. In many cases, renters insurance may cover food loss, so ask the tenants to check their policy and provide an itemized list, photos, and receipts if they are requesting reimbursement.

    I would avoid choosing an arbitrary $100–$200 amount before confirming the facts. Document when the issue was reported, your cooler offer, the technician’s findings, and the repair timeline. If you are not legally responsible but want to preserve goodwill, you could offer a modest one-time credit with written confirmation that it is a courtesy and not an admission of liability.

    The key is to be empathetic, consistent, and guided by the lease and applicable law—not pressured into an immediate decision.

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