Appliance repairs in rental - who pays?

[Al Pat]

All these years I have been maintaining all appliance in my rentals though my lease says:

"Appliances are in the Residence for the sole convenience of Landlord. They are NOT a part of the Rental Agreement and are specifically exempt from it. Tenant may use appliances, but Landlord is not and will not be responsible for the maintenance and upkeep of such and any appliance. Tenant will have to maintain or repair appliance at their expense with Landlord’s consent OR Landlord will remove same from the premises, if Tenant does not want to maintain or repair them. Landlord must be notified before any appliance is moved from original area by Tenant.Tenant acknowledges that Tenant has inspected these appliances and that the same are in good working condition."

How do you all handle the appliance repairs? All my appliances have been brand new and have been working well but every now and then something pops up that becomes $200 service call. Friends of mine who owns the rentals are stating that they plan to have tenant maintain it. I have pretty good tenants in all my units and pays on time or earlier or not sure how to charge them for repairs. This clause does not include major things like HVAC or water heater.

I am interested in hearing other fellow landlord's take on this.