Dishwasher in a rental

[Heidi M.]

I am in the process of renovating a kitchen that was trashed by a previous tenant that I inherited.  The kitchen is small and there was previously no dishwasher.  Will not providing a dishwasher make it difficult to rent? 

[Michael Camaglia]

I only have a dishwasher in one unit of mine and that was because it was there when I purchased it. Some potential tenants complain - but it's one more thing to break and maintain. 

I would look at comparable units in your area to determine if it is necessary.

[Andrea M.]

I think it may depend on the price point of the rental

[Kathleen Leary]

It's totally dependent on what's "normal" in the area. Check out a few other places or make some calls. In some areas, a dishwasher is a perk, but in others it's just about required. If your budget can accommodate it, it might be a nice selling feature for potential tenants, but there are repair costs. There's one in my small SFR, but it was already there. When it dies, I may seriously consider taking it out & adding storage space instead.

[John Casmon]

Agree with everyone else's comments. Understand what the expectation is and then go from there. 

I just added one to a unit because every other comparable unit in the area has a DW and it was the main verbal drawback from everyone that saw the apartment. Even the tenant that eventually rented it asked about adding a DW and I ended up doing it when they renewed their lease. Nice "gift" for them and helped me justify a rent increase as well. 

[Matt Swearingen]

Do a NPV/IRR calc on the dishwasher. Will you be able to charge more for the unit if you install in a dishwasher?

If you can charge more rent: then calculate the the NPV using the cost of the dishwasher as N = 0 and your yearly cashflows will be the extra rent you charge (for ex. $25/month or $300/year).  For your cost of capital use your interest rate on the unit, unless you own it, then use your cost of equity/expected return.  For example: $300 dishwasher, 5 year useful life (tenants break things), 6% interest and $25/month the annual NPV calc works out to a positive $909.16.  In that case I would install it.  Excel has a very user friendly NPV function btw.

If you can't charge more rent: Let's say dishwashers are a standard feature in your market and your competition all have dishwashers at your price point.  I would still only install one if the costs of extra vacancy/decreased rent is greater than the cost of the dishwasher and maintenence.

Also, make sure you or the plumber incorporate the drain from the dishwasher into the sink traps correctly.  I've seen it done wrong quite often.  Otherwise you will get "backed up sink" complaint calls when the dishwasher is running.

-Matt    

[Andy Collins]

I deal in middle class homes, I can't even imagine renting a house without a dishwasher.

I bought one house without one, we waited to add it until the last week, a couple of people saw the house while it was being rehabbed,,,the husbands never notice it wasn't there, the wife always did.

I know I wouldn't live without one, but if its a low income area, and the comps dont have one, don't

andy

[George P.]

except one house, i always have a DW. i have hard time renting the one that does not have it.

they rarely break down and are cheap - $300. install takes 20 mmins

[Michele Fischer]

I'm in the low end of the market, would never install a dishwasher.  Some of my tenants bring portable ones.

I wouldn't want to be without a dishwasher, but recently on a trip we stayed with family who didn't have one.  I washed dishes each evening and it was easier than I thought to get by without it.  It's whatever you're used to and what the market supports.