It's really a marketing and business plan decision and then there's the law. I rent single family 3/2 in ring communities with at least 30% rental occupancy in the market....ie: single parents or just starting young couples with average or better scores. I supply washer, dryer, stove, refrigerator, microwave and dishwasher. I will not ever supply a garbage disposal! Tenants sometimes have their own appliances and in those cases I remove what they want to replace with their own. Seems quite a few single moms get appliances in the divorce.
Now to the law bit, and your jurisdiction takes precedence, not mine, since this sort of disclaimer could be illegal if contested where you are. The following is the exact language used in my lease addendum regarding tenant care and feeding of the property, also known as Schedule A, a five page addendum made part of the lease signed by the tenant with sections initialed as required to show proof of reading and understanding.
The following checked items are furnished by Management as a courtesy to Tenant and are not to be construed in any manner as a part of the rental paid by the Tenant:[X]Stainless Kenmore Refrigerator[X]Stainless Kenmore Stove/oven[X]Whirlpool Dish Washer [X]White Kenmore HD Top Loading Washing Machine[X]White Whirlpool Gas Dryer[X]Wood Extension Ladder 24' [X]Black Garden Hose 25' [X]Wood Workbench x 2 [X]Microwave[X]Ceiling Fan x 2 [X]Window Coverings,10 mini-blinds and one four panel drapery.
This/these items are personal property which have been left at the Premises for your convenience. Should one or more of these items need repair or any maintenance due to tenant misuse or negligence, Landlord will not be responsible for the cost of such repairs/maintenance. The Tenant may have the appliance(s) repaired at cost by an approved appliance repair company. All items must be left in the same clean, working condition as supplied on move in when the Tenant vacates the property. The Tenant will assume the cost of maintenance and/or repairing the items if it/they are non-working or needing repair/maintenance upon vacating the property. In the event of a failure of an appliance during tenancy, it may be that the appliance would not be repaired or replaced by Landlord and just discarded due to the cost to restore. In such a case, the tenant would be given the opportunity to accept or reject owning the repair or a replacement with their own appliance as long as it complied with safety etc.
I source my appliances from Habitat for Humanity Restore at reasonable prices and tested working. When I have a property turnover, all the appliances are tested after the cleaners finish their job, but before the security deposit is trued up. If there's a quart of ice cream melted in the bottom of the freezer that goes on the tenant side of the ledger.