Tenant buys new appliances

[Sam Leon]

Single family home new tenant who works in the appliance business.

He would like to put in new water saving appliances for the washer and dishwasher, that was stated up front and I tentatively agreed after considering a few things.

The washer itself was a brand new, 3 month old unit, that was replaced by me after the old one died.  I have another rental with a washer living on borrowed time that could use a swap, so it works out.

The dishwasher is a very old model and I have been thinking about replacing it as well as reworking some electrical behind it because the original receptacle junction box was behind the dishwasher, which means both the dishwasher and the disposer are plugged in behind that instead of the sink cabinet which is where I want to relocate that to.

Prior to lease signing, tenant agreed to buy his own washer and dishwasher, as well as pay for the needed installation, and at the end of the lease term, I have the option to purchased his appliance if the price is agreeable to me, or he can take them with him.  Since the time table for the new appliance is uncertain, we did not put that into the lease, and the lease still stated tenant are not allowed to replace, remove, repair...appliance without explicit written permission from landlord.  We agreed to an addendum later.

So a few months gone by and in the last few weeks, the new dishwasher and washer are in, no glitches, he even hired my recommended handyman to do the install, who at the same time with my instructions relocated the junction box, as well as changed out the existing hot water valve to a dual valve instead of the messy adapter tees and connectors.  He broke down the bill and charged each of us for the appropriate part.

Now that it's all said and done, I need to work up an addendum to cover this.

In my original lease, I have an appliance list which stated each appliance, brand, model, serial number, whether it's included with the premises, and whether landlord is responsible for it's maintenance.  For example, in one rental I included a garbage disposer but I don't warranty it.  I told the tenant the day it dies it dies and I am not putting in a new one.

So, all I need to do is to put in an addendum to strike out the dishwasher and washer and initial it etc...

HOWEVER, one thing I am unclear of is with an arrangement like this, if the new dishwasher breaks down in 3 months, obviously I am not obligated to it's maintenance as it's not MY dishwasher.  What if the tenant decides to sell HIS dishwasher in 3 months because he doesn't like it, am I obligated to restore a dishwasher there?  I can see argument for and against, and I think I need to write that into the addendum.

Thoughts?