How to determine whether to bill tenant for repair or pay for it?

Question

So I have a tenant that recently called me because the microwave latch broke so the microwave thinks it is open (even though its closed) and won't work.

In my lease, the tenant is supposed to pay for any repairs that were needed because of his negligence. Any normal wear and tear is covered by us.

The microwave gets opened and closed constantly so I'm having a hard time figuring out if it was negligence or normal wear and tear.

How would you decide in this situation or other similar to this?

Michael Noto · Answer

You have a tenant who pays on time, just replace the microwave.  It sounds like you know that is the right thing to do. Do not overthink it.

Nickel and diming is how you lose good tenants.

Janice R. · Answer

@Tomas Calvino

In my leases, I have a clause that lists the appliances that I have to "maintain" in working condition and the microwave is included.  So I would have to repair or replace the microwave (unless it was tenant negligence, very hard to prove).  So I can't change the microwave to a range hood unless I change the lease.

I paid $200 for a stainless steel microwave at Lowes if that helps.  White is cheaper.

Rich N. · Answer

no brainer.  Good paying tenant for two years and no other complaints or damages during this time.  Also a microwave at least two years old and possibly up to eight years.

buy a new microwave and get your tax write off. lol

Don't lose a month's rent and inherit a bad tenant over this.

Ronald Perich · Answer

What are you going to pay for a microwave? $150? $200? Let's say that represents one month of cash flow on the property.

Now let's say you lose the resident because you want them to pay for the fix/replacement. One month vacancy. You still have to fix/buy new microwave, lose one month's rent, and spend ten hours trying to lease up the property. And maybe have to spend $250 cleaning the place.

Instead of spending $200 to keep a "great tenant", you've just spent/lost $200+$1245+$250 = $1695 and ten hours of your life. And you don't know if your next resident is "great".

Replace it.

JD Martin · Answer

If it is not a high end rental, the short answer is (I assume it's a combo microwave/vent hood) not to provide a microwave, but to install a regular vent hood. Outside of that, latches break over time and it should be obvious if the tenant snapped off the hook by prying it open. What's the tenant's track record? Pay on time?

Tomas Calvino · Answer

This is a built in microwave, they have their own that they use so they don't necessarily need the broken one. I agree that we should just pay for it. Do you guys recommend installing a vent hood over the stove instead of where the microwave is now? Or putting in a new microwave? Since they don't need it, it might help prevent this from happening to a future tenant. What do you guys think?

Jesse T. · Answer

As others have said replacing the microwave is the way to go.

Is it a built-in or separate microwave?

Lynn McGeein · Answer

Unless it's extremely obvious, like the repairman pulled a hunk of metal out of the broken disposal or diapers out of a clogged toilet that you just had cleared before they moved in, plan on paying for the repair.  Even if the tenant admitted it broke while he was using it, in an older appliance, that could be normal wear and tear as things do wear out, so likely would not be their responsibility.   It can be extremely frustrating.  We just paid for a repair because the closet rack broke out of the wall, and we know from past experience that these tenants, while not hoarders, definitely have more belongings than most people, so likely they know they overloaded it and should be responsible.  But we paid to have it fixed this time, but will charge them if it needs repairing again while they are there.

Carlos Enriquez · Answer

Repairing may not be feasible if it's that old due to hard to find parts.  That happened with my microwave in my SFR and the home warranty company.  Couldn't find a latch, so they got me a new microwave.  If there is no warranty, I would just replace with new like kind or better.

How to determine whether to bill tenant for repair or pay for it?

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