25+ year old appliances working fine, replace them now?

Question

Hello everyone,

This is my first BP post. First of all, thanks to everyone on the site for the info, it is a great help.

I am just about to move out of my townhouse, into a new property I just purchased, and rent out the townhouse. The question is, nearly all the appliances are near the end of their lifespan, should I replace them prior to finding a tenant?

AC unit                -       Approx. 25 years
Fridge                  -       Approx. 25 years
Oven                    -      Approx.  25 years
Water Heater      -       Approx. 25 years
Washer + Dryer  -       Approx.  25 years

Should I replace them prior to renting it out? I just don't want to get a tenant in there and then one week the AC breaks, the next week its the fridge, next week the oven, and so on. They could last a few more years, or a few more days, and yes I have the cash reserves for replacement, since I planned on them going years ago. I hate to replace things that still work but I don't want the tenant getting in there and having everything break on them right off the bat.

Also, is it standard to include all appliances? I assume yes, include the oven, fridge, dishwasher, water heater and A/c unit. But what about the washer and dryer?

Thanks,

Zack

Evan G. · Answer

"If it ain't broke don't fix it"

That being said if it is broke make sure to fix it asap! Fixing broken things promptly keeps your client/tenant happy and vacancy down. Just make sure to budget for new appliances if they are nearing the end of their lifespan, as it sounds like you have done already. Good luck!

Steve Babiak · Answer

They are used, so leave them as is until they break down.  Buy some used appliances, and you'd have the same situation.  And some of those long lasting units last because they were built well.

Buy yourself the new appliances for wherever you move to.

Aaron Mazzrillo · Answer

My sentiments exactly. I would start building reserves to replace things as they go, but some stuff lasts way longer than we expect. I've been in houses with 30-40 year old stoves that still cook dinner just fine. I own a property with an A/C unit from the mid 70's. It has needed a few Fonzi punches along the way, but it's still humming along nicely.

Suzie B. · Answer

I think the water heater is the only thing I would worry about changing right now for the age of it.

You might want to do a good cleaning on the fridge and dryer to rid them of any dust or lint that can cause fires.

Otherwise, unless you are in a higher end rental unit or want to be at the higher end of rent for the area, I would leave them.

Account Closed · Answer

Unless your unit needs new appliances to get rented, leave them. Check to see what is customary in your area regarding appliances in rentals.  Where I am, you don't have to provide any appliances, except a stove for Section-8 rentals.  Obviously, high end rentals and kitchens with custom built-in spaces always have them.  In the low to mid-range rentals when tenants leave working appliances behind, most landlords leave them and put a clause in the lease that says the appliances will not be repaired or replaced.

I'm living with the 25 year old appliances that were in my house when I moved in 10 years ago.  We decided we'd replace them when they died. They're still going strong (and we use them hard).  They continue to keep that kitchen remodel at bay.  Same thing with the dryer.  I bought a 20 year old gas dryer for $100 for the utility area in the basement.  I had fantasies of matching front load models when it died.  It's thirty years old now.  I replaced a belt for $95.

Hot water heaters and HVAC are the ones that matter most when it comes to energy efficiency.  IMO, there's no real significant energy efficiency gain in changing up most appliances.

Karen Margrave · Answer

Zack Kolb THIS IS A NO BRAINER!  If you can afford it, replace them! By doing so, you can advertise it as having NEW, ENERGY EFFICIENT, appliances, water heater, heating and air conditioning. That will give your rental a huge advantage over others that have the older appliances, etc., and lower costs to tenants on utilities. Plus, it saves you of the inconvenience of replacing at different times. PLUS by replacing all of them at once, you might be able to get discounts if a few are bought through the same supplier.

Also, be sure to look at energy rebates on appliances AND your local utilities. Usually you can go online to the utilities and they have links to rebates, and other incentives.

Old appliances just make your unit look .... OLD AND OUTDATED!!

Troy Sheets · Answer

If the water heater really is that old I'd replace it, they generally only last 10 years or so and can fail catastrophically or over a weekend when the tenants are away, flooding the unit. If its in an unfinished basement perhaps I'd chance it, otherwise it's worth replacing now for peace of mind. The other appliances, as long as they're not affecting rentability of the unit, leave them be.

Jon K. · Answer

I wouldn't replace them.

Tenants WILL break or wear out one or all of these things anyway.

At some point, the appliances themselves will wear out.

We once had tenants who claimed none of the appliances in a rental house worked at all. They bought new stainless steel appliances and tried to get us to pay for them. UM, **#* no. We re-installed the old appliances and they worked just fine. Those appliances were about 15-18 years old. The tenants just whined that they didn't work since they wanted shiny and new. We made those tenants take their stainless steel appliances with them when they worked out, and last I heard, those old appliances the tenants said didn't work are still in that house and still work fine. They also hooked up their new washer/dryer wrong and their our old dishwasher wrong-- sheesh.

If we're talking a high-end rental, tenants might not rent a place that looks dated. If it's an average price or cheaper rental, they shouldn't be expecting high-end new appliances.

Water heaters in my area usually aren't rated to last that long, but one home I lived in had a water heater that seemingly was from the 1960s. It finally leaked and needed replacing. Having a pan and drain pipe under the hot water heater is a very good idea-- you don't want flooding when it gives out! Another place I lived had a few hot water heaters rated for 5 years that lasted almost 20 years before they went out.

Sometimes older things really were built better than newer ones. Those old appliances might just last a few more years. I wouldn't replace them yet. The old home I lived in had the 1960s stove/oven and 1960s hot water heater. The heating system was at least 30 years old or more and finally needed work.

I would included as few appliances as necessary-- I wouldn't include a washer, dryer, dishwasher, or anything I didn't have to. More things for them to break, more maintenance for you. It depends on what market the rental is-- a high-end rental or standard family home will probably expect to see those appliances. If it's a cheap rental, you might be able to rent without them. It just depends on what people expect in your market and at your price. Looking at similarly priced rentals in your neighborhood would be a good way to see what you might be able to not include.

Mike Franco · Answer

You should not replace them all at once.

Things that are not often used, like washer/dryer, oven, should be replaced last, or never.

I'm still using the whirlpool washer I bought in 1986. I only use it once a week. No need to spend $$$$ for an updated one. The power/water savings are not worth it.

A new fridge with a warranty could be a selling point.

everything else people don't think/care about. If they're still working, leave them alone.

Dan C. · Answer

I would prioritize them in order of the inconvenience & urgency of replacing them if they go out when a tenant is living there.  So my priority would be 1) water heater 2) fridge 3) AC 4)the rest.  If I were in your shoes I would replace the first three and see how long you can go with the others.

Including appliances varies by market.  The standard can be different in different parts of the same city.  So you need  to look at competing rentals to decide this.

25+ year old appliances working fine, replace them now?

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