Refrigerator issues/tenant compensation

New to Real Estate · Morgantown WV · Member since 2021 · 36 posts · 15 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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Drew SygitBusiness Member

Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes

Why would a landlord be responsible for spoiled food if the power went out due to a storm?

I don't think so!

How far would the tenant get with seeking reimbursement from the utility company?

Nowhere!
Why not?
- Because if you read the fine print of their service agreement, they've protected themselves from these claims.

What does your lease say about appliances?

Not aware of a professional PMC lease that doesn't contain language that appliances are, "where-as and as-is".
- Means landlord not responsible to move them if tenant has their own appliances and landlord not required to repair or replace them.
- Also covers damages to any tenant personal belongings - including food.

Now, as others have pointed out, you may want to do otherwise to protect your relationship with a GOOD tenant:)

Bad or troublesome tenants, you can invoke this lease clause and avoid spending/losing any money.

Questions about this specific situation:

What precautions did tenants take to preserve their food when they found the fridge not working?
- Most fridges will stay cold for several hours if not opened too often (see Google result below)!
- How are they determining what needs to be thrown out vs can be kept?
  - Going to guess they will exaggerate this for the max credit from you!

Refrigerator & Freezer Timelines

Refrigerator: Safe for up to 4 hours if left closed. Perishable items like meat, dairy, eggs, and leftovers must be thrown out if they sit above 40°F (4.4°C) for more than 2 hours.
Full Freezer: Maintains safe freezing temperatures for roughly 48 hours.
Half-Full Freezer: Maintains safe temperatures for about 24 hours. [1, 2]

[email protected]248-209-6824

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Richard (Ryszard) Cieplechowicz
Member since 2026 · 146 posts · 40 votes
1w
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.
1 Reply
Caleb Brown
Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
1w
I'd maybe do a Walmart delivery for the food. It happens so shouldn't be crazy to do.
0 Reply
James JonesPro Member
Investor · Collierville, TN 38017 · Member since 2017 · 860 posts · 611 votes
1w
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 · 150 posts · 50 votes
1w
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?
1 Reply
- Owen RosenBusiness Member
  Professional · Clinton Township, MI · Member since 2015 · 687 posts · 259 votes
  1w
  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 · 199 posts · 41 votes
1w
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 · 599 posts · 350 votes
1w
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 · 687 posts · 259 votes
  1w
  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 Group4.9205 Reviews
  Website View Page
  0 Reply
Divin KanyamaBusiness Member
Accountant · Seattle, WA · Member since 2025 · 566 posts · 238 votes
1w
@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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Willson Dinayen
Investor · Member since 2026 · 27 posts · 10 votes
6d
Jacob, I'd give them the win and make it boring.
Do a one-time $150 credit on next month's rent. Text or email them today with the words "one-time goodwill credit for the fridge outage" so it's in writing and doesn't become a precedent. Ask them to send a quick list or a couple of photos of what was tossed within a couple of days, so the number feels fair on both sides and nobody's guessing.
Then make the fix itself the real win: if that tech can't have it cooling today, get a working fridge in the unit — a loaner, a swap, whatever keeps it to about 24 hours. Tenants don't renew over $150, but they absolutely remember a landlord who showed up same day.
Last thing, for next time: check your lease now, and when you renew or re-list, add a renter's-insurance requirement and a line on spoiled food so this isn't a debate again. And keep the tech invoice with the date on it. Paper trail wins every dispute.
1 Reply
Jacob HaferPro Member
OP
New to Real Estate · Morgantown WV · Member since 2021 · 36 posts · 15 votes
6d
Thank you all for the help and responses. After having the appliance technician come out, we determined that it was best to replace the fridge. I then went and ordered one immediately and it is being delivered today. I also provided them with a $100 Gift card to Giant Eagle (their preferred Grocery Store).
2 Reply
Clever Mukori
Member since 2026 · 31 posts · 13 votes
6d
When the tech comes out, ask them to write the cause of the failure and the fridge's age on the invoice. If it's a compressor or sealed-system problem on an older unit, replacing it is often the better call than repairing it, because you don't want to be paying for spoiled groceries twice. Whatever you decide on the food, I'd pick one flat amount instead of going through their grocery list item by item, and say in a text that it's a one-time courtesy so it doesn't become the expectation every time an appliance acts up.
0 Reply
Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
6d
Why would a landlord be responsible for spoiled food if the power went out due to a storm?
- I don't think so!
How far would the tenant get with seeking reimbursement from the utility company?
- Nowhere!
- Why not?
  - Because if you read the fine print of their service agreement, they've protected themselves from these claims.
What does your lease say about appliances?
- Not aware of a professional PMC lease that doesn't contain language that appliances are, "where-as and as-is".
  - Means landlord not responsible to move them if tenant has their own appliances and landlord not required to repair or replace them.
  - Also covers damages to any tenant personal belongings - including food.
Now, as others have pointed out, you may want to do otherwise to protect your relationship with a GOOD tenant:)
- Bad or troublesome tenants, you can invoke this lease clause and avoid spending/losing any money.
Questions about this specific situation:
- What precautions did tenants take to preserve their food when they found the fridge not working?
  - Most fridges will stay cold for several hours if not opened too often (see Google result below)!
  - How are they determining what needs to be thrown out vs can be kept?
    Going to guess they will exaggerate this for the max credit from you!
Refrigerator & Freezer Timelines
- Refrigerator: Safe for up to 4 hours if left closed. Perishable items like meat, dairy, eggs, and leftovers must be thrown out if they sit above 40°F (4.4°C) for more than 2 hours.
- Full Freezer: Maintains safe freezing temperatures for roughly 48 hours.
- Half-Full Freezer: Maintains safe temperatures for about 24 hours. [1, 2]
[email protected]248-209-6824
Logical Property Management4.9465 Reviews
Website View Page
3 Reply
Ryan Stubbs
Member since 2020 · 2 posts · 0 votes
6d
I would first question how quickly you were notified of the necessary repair since most fridge and freezers don’t thaw AND spoil food in one night unless the doors were left wide open. I mean last night to this morning your talking a few hours. If you were not notified in a timely manner for example the fridge has actually been out since the day before or longer then that’s not your fault they didn’t notify you in a reasonable amount of time. BUT if you value this tenant relationship a Walmart gift card or grocery credit isn’t unreasonable to consider
0 Reply
Patrick O'SullivanBusiness Member
Property Manager · Phoenix, AZ · Member since 2024 · 551 posts · 210 votes
5d
I agree with checking the lease first. It sets the baseline for what you actually owe and makes the conversation easier if this comes up again. Whether it’s a gift card or a rent credit, I’d put it in writing as a one-time courtesy. If you go the rent credit route, noting it clearly on the ledger keeps things simple if anyone looks back at the account later.
[email protected]480-795-7938
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