Dryer Breaks Due to Tenant Misuse -- How to Handle?

[Matt Schelberg]

Last night my tenant reported that both the washer and dryer stopped working properly. I suspect the dryer stopped working because she overloaded it with soaking wet clothes that had not been through the spin cycle. As the landlord, I am responsible for the repair/replacement of the washer and dryer due to normal wear and tear. However, if the tenant used the appliances improperly that could shift responsibility.

I called the tenant and she agreed that the clothes were soaking wet when she loaded them in the dryer. She apparently did not realize that too much weight could harm the machine.

The washer and dryer are both 15-20 years old. So even if the tenant is responsible, it would probably not be fair to charge her for the entire cost of a new dryer.

The tenant is good and I’ve not yet had any problems with her. She is 6 months into an 18 month lease.

How should I proceed with this one?

[Roy N.]

Originally posted by @Doug Scarano:

@Matt Schelberg you shouldn't be supplying washer and dryer in first place. I supply oven/stove and refrigerator. I know a landlord who doesn't even supply that!

Doug:

The practice of providing appliances, and which ones, is highly market dependent. What works for you in your market, may not be possible or desirable for the OP.

In our location, providing en suite laundry is an expectation in our higher end units and a differentiator in our student housing.

Under our tax laws, most appliances are depreciated over 5-years, so we just building them into our model. If they last more than 5-years (which is the usual case) we smile. If the tenant kills one, the lease holds them accountable for the repair.