Dishwasher Dilemma What are your thoughts

[Martin Lewis]

Hello bigger pockets family. Caution rental property rant forth coming. I have a rental property that I have successfully written for the past 11 years with very low vacancy. This past year I attempted to sell the property. I now regret that decision but that’s another story for another day. I decided to keep it as a long-term rental after spending $10k on new carpet flooring, paint and fence repairs. My property manager secured a new renter on the first of the month. The potential renter wanted me to replace the used dishwasher stating it looked old. I told the manager as long as it was in working condition it would not be replaced. On moving in the renter put in five work orders on everything from loose ceiling fans to old filter in the refrigerator and the dishwasher running all night loud and not. Leaning dishes. Property management filled all of the requests before clearing it with me because each work order was under the $300 limit we have set forth (another oversight that will me rectified). However five work orders totaling an average of $180 was well over the $300 limit we had agreed upon. Yet and still I did not receive a call or know anything was wrong until I receive my monthly statement showing all of the invoices and all of my reserves ($500) depleted. The next I received a text asking how they should proceed because the tenants had put in another work order for the dishwasher. The tenant stated the dishwasher was still running all night long. Even after a repair man came out cleaned it replaced springs and washers and charge me $267 to do so which is what I could have bought a new dishwasher for by the way. The repair guy (same guy) Now states that it needs a new timer which would be $400 or I could buy a new one that they have price for $500. At this point I am beyond outraged. I tell the property manager that I am not willing to spend anymore money on this dishwasher and that the tenant wants one they will have to repair it or buy it at themselves. The property manager tells me that because it is a built-in item that I have to repair it and that it is Georgia law to repair provided appliances. This doesn’t ring true to me as the contract clearly states that freestanding items are not items that the landlord has to repair. Anyone else have experience dealing with this dishwasher Dilemma? Thanks