Appliance service and warranty

[Nick G.]

Hi everyone, how is everyone managing service and repairs for appliances in their rentals? I recently had a dryer break and since I manage from out of state I opted to purchase an extended warranty and repot through Whirlpool thinking I would get a quick repair. In the end they sub out to some unqualified 3rd party for repair, so 3 weeks of waiting for a part only to be told they can't fix and will refund my money. I purchased a new dryer for the same price as the warranty, which will be delivered in a few days. Problem solved, but I would never use this warranty service again. Which has me thinking now, what if something else fails...

[Justin Fox]

I have a Home Warranty on my first rental that still has our original stackable washer/dryer unit from '05.  It's included with the house but in the lease states that once it goes out they're on the hook for repairing/replacing.  If they replace, of course they can take it with them when they leave and I just won't furnish a washer/dryer in the future.

I've had great luck in the past two years with the warranty.  It's like my own personal handy man that I can make a request to online.  It kicks ***.  Once you find a contractor they use that you like, you can call and request that contractor as well.

Had the interior HVAC coil, one of the out lines to the outside unit and fan replaced, and recharged with freon for $180 dollars.  They also bought me out of my fridge in the rental that had a heating element in the door go out for 900 dollars.  Best part, when lowes showed up with the fridge it had a ding and they gave me 13% off the 900 dollar price.  So they paid for a new fridge and gave me $35.

I plan on them replacing my water heater and possibly my stove this year as well (EoL).

I've paid a total of 1,400.68 in the past two years in premiums and service calls/Freon costs for ~$2,000 of HVAC work, a new fridge and new garbage disposal.