Lease strategies regarding appliances and pools

[Dave Kuether]

2 questions for everyone: how do you manage your appliances in the home like refrigerators, microwaves, dishwashers, etc? Do you have language in your lease to help hold the tenant accountable?  Do home warranties actually work?  I have had to replace everything a few times over in last 3 years and feel like that shouldn't be happening but I need better language in my next lease to help cover me so checking to see what works out there for you.

Also, is it a good idea to put into the lease a statement that a pool company has to be hired by the tenant to maintain the pool?  I have had to replace expensive parts (pool motors, etc) allowing the tenant to maintain on their own and I feel like there needs to be a better option there. Let me know what you guys think!