Basic Landlord question? Do I use security deposit money for this break?

[Zach Fulton]

I got a text from my tenant saying the dishwasher was broken the other day. My question is simple, is this an expense that comes out of my pocket or do I take it out of their security deposit? I lived in this house 3 months ago then rented it out after I moved. It worked fine then but this is also a thing that can break down over time. So whos expenense is it? 

[Bill B.]

Assuming it wasn’t “broken” with a bat or some such thing, this is up to you to “repair”. Same as a water heater or an air conditioner. If it’s more than 4-5 years old replace it. Dishwashers are cheap and repairs are not. The same is true of microwaves. 

Ps. I replace all broken kitchen appliances with stainless steel versions. It may look bad originally if it’s the only one, but when the 2nd and 3rd fail you’ve slowly modernized your property.