Supply appliances but not service them?

[Stephen Hundley]

We have middle class to upper class rentals ranging from $1,000-$1,400/m. We find our houses rent faster when refrigerators, washers and dryer are supplied but that also means we've had to fix them when they break. Does anyone have a system for supplying the appliances but setup an agreement with the tenant that the tenant is responsible for repairs? 

[Jeff B.]

Originally posted by @Stephen Hundley:

Our competition doesn't typically supply them. That's part of the reason our houses rent faster and for more money.

It's aggravating when the tenant calls saying the frig is broken and they just went grocery shopping but it's bc they left the door open. 

 HUH; door left open equates to 'broken'??  Close the D*** door and listen for the compressor - - stare them down and walk away.  Sounds like a class-d property and area to me.  If this is occurring frequently, I would relocate my investment by trading-up.