The dreaded my dishwasher sometimes leaks or doesn't clean call

[Michael Peters]

About once or twice a month I receive a maintenance request for a dishwasher that's working but not quite right.  Either its leaking occasionally, doesn't clean like it used to, or has a weird smell.  Some are legitimate but many issues we can't recreate during a diagnosis only to leave and get another maintenance request in the next few weeks.  I'm sure more then a few of you can relate.

Wanted to see if anyone has a good rule of thumb on how to deal with these?  For appliances I have a rule of thumb that if the parts and labor exceed 50% of the cost of a new unit I'll just swap it out.  If its old or updating was already on the mind it might be half that.  With these types of dishwasher complaints I could potentially send someone out 3 times for $75-100 each and find nothing.  The real issue could be anything from its truly sporadic, dishes could be overloaded, baking sheets covering the soap dispenser, or the tenants expectations are just unreasonable.

So at what point to do just replace it or tell the tenant that they'll be charged if you have another visit that finds nothing?  Any other suggestions would be greatly appreciated.

[Joe Splitrock]

@Michael Peters I don't think a dishwasher should "leak occasionally". That seems like something that will only get worse. Newer dishwashers are lucky to last ten years. Many people buy the cheap $250 ones and they are loud, don't clean well and don't last as long. I like to go up a couple levels from the cheapest and I buy Whirlpool. 

The smell usually comes from food that has not been cleaned out of the strainer. You also need to clean around the door by the seals, which is where grime and food residue collects. It is also a good idea to run a bottle of Dishwasher Magic through every few months. We always make sure this is done before a new tenant moves in. Tenant needs to clean the dishwasher after that and before move out. Most tenants don't clean them and that is your problem.

Another thing we tell tenants is do not use liquid dishwasher soap. Use only dry or cubes and use a rinse agent. The liquid version creates a major build up and film on the dishes. 

I am not sure how old these dishwashers are, but I would probably just replace over even bothering to repair.