Appliances and when to replace by an appliance store owner

[Nigel Guisinger]

I wanted to give out some advice on appliances as an investor (I have over 100 units) who also happens to own an appliance store with repair techs. Last year we did over 10,000 repairs.

I’ve seen a few posts taking about repair costs so I thought I’d give some advice. 

I will say that this is just general advice and each repair is specific to its own issues but I hope this helps.

Dishwasher- if the issue is a spray arm that is a simple part to replace. However if you have a pump or a water intake issue in most cases the repair will cost over 50% and some times as much as a new basic dishwasher. In most cases I recommend replacement. Total repair range $150-400

Range- I recommend coil top ranges over glass. The coils can easily be replaced by almost anyone. If the coil is good but still not getting hot check the block that the coil plugs into. This is a part that costs around $10. If there is more issues on the top side it’s the timer or the switch. In most cases that part is around $50-75. If it’s the inside most elements run in the $30-50 range.   Repair range $150-300

Over the range microwave- in most cases, the parts for repair exceed the value of the microwave. A base microwave is $259 or less.  The magnitron, the part that heats cost in many cases more than that  I don’t repair these in my personal units I simply swap if I get a call on them. RepIr range- don’t waste your money

Refrigerator-  there are many styles and many reasons that this may not work. In this I do suggest calling a tech because there are too many verifiables that effect the performance. I would suggest as a rule of thumb to repair only once on these and replace a second time with the exception of if the unit is freezing up. RepIr range on top mount apartment subtle ref $150-300

Now please remember that for most repair companies there is a diagnosis fee, parts and labor. Most diagnosis fees are $75-150 and many companies use a blue book for repair rate that runs anywhere between 75-300 for the labor. So a diagnosis plus part plus labor is the final charge. 

Lastly with regards to washers and dryers. Buy mechanical units if at all possible for your rentals. They have a longer life expectancy and they are easy to repair.  This will keep your costs lower over the life of the investment.

 I hope this helps and if you have any questions please reach out.

[Daniel Brown]

So a lot of what everyone has said is pretty spot on but since I’m an actually appliance technician I can go pretty in depth on what landlords need to stop doing when it comes to appliances.

1. Price vs cost. All the time I see landlords buying cheaper washers, dryers etc because the price is less. What they fail to realize is that cheaper washer that they spent 450 on, will fail with in 2-3 years because the tenant beats it up and can’t handle it. Which will cost them more over the long haul. Buy better to save TIME and money.

2. Microwaves: Stop fixing them. They aren’t worth the repair and my company tells people not to fix them. Microwaves have become throw away and if you can get a solid one for 300-400 you should be ok.

Typical parts to fail: 20amp fuse, UI Board, magnetron, capacitor, light bulb, turntable motor.

Recommended brand: Whirlpool/Maytag/Ge

3. Dishwashers: Stop buying cheap. A 400-500 dollar Frigidaire or Samsung will cause you more headache in the long term. Buy yourself a Bosch. (Yes I know this is a higher end model) but you will thank me later. I rarely work on them and I work in a high end area. They hold up.

Typical parts to fail: water valve, drain pump, motor, control board (certain models) touchpad (certain models) spray arm on cheaper models

Recommended brand: Bosch, Maytag, Ge

Problem child’s: Samsung, LG, Frigidaire Whirlpool

4. Ranges aka stoves: You can’t really mess up here unless you get a glass top for an electric style range.

Electric stoves you want the open coil style if you can find it. Everybody makes a solid gas range except Electrolux. Too many control boards on them.

Typical parts to fail on electric stoves: control boards, thermostats, spark switches, spark module, bake element, broil element. Coils on the cooktop, receptacle that the coils plug into.

Typical parts to fail on gas range: igniters for bake and broil, spark module, gas valve, control boards,

5. Refrigerators. Oh yes, the one appliance that makes a landlord loose sleep over. Stop buying Samsung, LG, Frigidaire and Electrolux. They start to have problems in 2-3 years and some of them are big. I see too many landlords trying to save their money fixing the junk these companies are putting out.

Typical parts to fail: evaporator fan motor, condenser fan motor, control boards, icemaker, water valve, door switch, defrost sensors, defrost timers(some models), bi-metals, heating elements

Recommended brands: Whirlpool/Ge/Maytag/Kitchenaid

Problem child’s Samsung/LG/Frigidaire/Electrolux

6. Washers: This is where landlords make their most mistakes with appliances. Buy the cheapest washer they can find and hoping it will last. I promise you it won’t. Lots of models to choose from and all of them have their own issues. Find one that’s got a 5 year part and LABOR to protect you ahead of time when your tenant decides to forget to clean their pockets out and it ruins your drain pump.

Typical parts to fail: drain pump, control board, water valve, touchpad(certain models) timers, bearings

Recommended brands: Speed queen (3,5 and 7 year part and labor warranty come with their machines) Maytag has a 5year part and labor warranty on certain models. Find one that has a good warranty.

Problem child’s: Samsung, LG, and Frigidaire

7. Dryers: You can still find an all mechanical dryer brand new. I would suggest you go that route. Will be way cheaper then having to replace a control board or touch pad. Electric dryers might cost less then gas but either one is fine.

Typical parts to fail on an electric dryer: heating element, thermal fuse, control board, touchpad, hi limit fuse, belt, idler pulley, rollers

Typical parts to fail on a gas dryer: igniter, hi limit, rollers, idler pulley, belt, gas coil valves, control board, touchpad.

Recommended brands: All mechanical style Whirlpool/Maytag/GE/Speedqueen

Problem child’s: LG/Frigidaire/Samsung

I hope this helps a little bit. I can’t go to in depth of what each cost unless I did a blog post about each appliance. I can do a blog about them if you guys are interested just let me know. I do not recommend anybody attempt to repair their appliance unless they are An experienced technician. Sorry for the length.