Landlord responsible for fixing the washing machine?

Question

I did advertise the unit with a washer and dryer which would stay from the previous tenant left. Washer broke and tenant told me and wants me to buy them a new one. I told them the previous tenant left and they could use it.

I kind of think I am, but its not spelled anywhere in the lease about landlord having to fix the washer/drying since I did not buy it or provide them with one, if was left from the previous tenant.

What would you do in the case?

Andrew S. · Answer

Jimmy S.

Unless you have specific provisions to the contrary in your lease, I would say the tenant can reasonably assume that the washer was meant to be part of the property he rented and therefore will be repaired by you when it brakes.  Whether you installed it yourself or the previous tenant left it there doesn't make a difference to the new tenant.  You could have removed it before renting the property.

Some landlords will deal with such a situation upfront in their lease and put in a clause that says "the washer is provided as a one-time benefit for the tenant but will not be serviced or replaced if/when it fails".

Nicholas Dagnillo · Answer

Buy them a washer.  You could take the hard stance and save the couple of hundred dollars now but you likely lose more down the road with an early vacancy if the tenants are unhappy.  Generally try to keep tenants happy within reason. Many owners try to pinch pennies on these type of issues and then dollars fly out the window in the future from the results. Take the long term view whenever possible.

Marcia Maynard · Answer

I would replace the washer.  Tenant rented with the understanding the washer and dryer was included, not just hookups, and your advertising would support their claim.  Next time, clarify this in your lease.

You need to decide if you want to provide the appliances or not.  There are benefits and drawbacks to both.

If you provide the appliances you have greater control over their placement, hookup, and removal.  Which could save you from property damage in the long run.  You can also charge more rent to cover the cost of acquisition and maintenance.  Just be sure in your rental agreement the tenant agrees to properly use them in accordance with manufacturer instructions and assumes all responsibility for their care and cleaning.  Also, in the event of a malfunction the tenant needs to agree to notify you in a timely manner.  They should also know where the water shut offs are and know how to use them if necessary.

Aly W. · Answer

Our rental condos come with all appliances, which we maintain within reason - that reason being that the tenants use the appliances according to the owner's manuals provided, similar to what @Marcia Maynard said. I have a clause in my lease that states negligence or abuse on the part of the tenant means they have to pay for the repair. We had a tenant that rarely cleaned the lint filter in the dryer. After repairing it twice, due to impacted lint, we told him that he will have to pay for any future repairs relating to that.

As @Andrew S. said:

"Some landlords will deal with such a situation upfront in their lease and put in a clause that says "the washer is provided as a one-time benefit for the tenant but will not be serviced or replaced if/when it fails".

We provided window air conditioners to two tenants in our SFRs, and the leases state that they are a courtesy from the landlord and will not be repaired or replaced. They were a kind of move-in bonus, but they still belong to us if/when the tenants move.

Victor A. · Answer

What would you expect if you were the tenant?  I agree with Elizabeth  Colegrove said, it just wouldn't be worth the hassle.

Aly W. · Answer

And one of our tenants just called yesterday, saying the washing machine isn't working. The joys of landlording ;)

Cal C. · Answer

I agree with @Nicholas Dagnillo you are being penny smart and pound foolish.  Go buy a used washer and stick it in there.  As others have said when you advertised it as having a w/d without any caveats your tenant can reasonably expect a working washer.

Gail K. · Answer

The veteran bonus can only be used by veterans.  The person checking us out never asks who is actually purchasing the appliance; my son or myself.

Buying new appliances every time a old one malfunctions is NOT hobby landlording. Don't be insulting.  Buying used ones often means one gets to purchase another one on the 91st day, the day after the warranty expires....or enjoy running around the neighborhood hauling appliances purchased through craigslist.

Lowes and Home Depot both always have sales on washers and dryers, they deliver for free, haul the old ones off and the tenants think you're a great landlord for getting them a shiny new toy when you've purchased the on-sale, least expensive washer/dryer these stores carry.

Gail

Kyle Hipp · Answer

I tend to include a washer and dryer. They are pretty cheap and a nice perk for tenants. I think the thing being missed by most here is that you can lrobably easily repair the washer. I have repaired a couple with a couple bucks. I actually just tossed one last month. It was prolly 25 years old and had a leaky water pump. I determined it was a waste to repair such and old unit. I had two spares, one in the same basement so just switched it out.

Landlord responsible for fixing the washing machine?

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