Rental appliance strategy discussion

[Adam K.]

I have been doing a lot of searches on the BP forum about appliances for rental properties. I am really surprised to see that some landlords do not provide appliances. I am located in New Hampshire and I have never rented or even looked at an apartment that does not have basic kitchen appliances. Yet I have read numerous posts from landlords who do not provide refrigerators and other appliances. While their reasoning is sound I don't think that is an option for my market (I'm curious if any of these folks are in the northeast). Around here I would say that Range/Oven and refrigerator are musts. Lots of places do not provide microwaves or have dishwashers. Washer/dryers vary but the standard seems to be just to provide hookups.

So all that said I have to buy appliances for my new duplex (buy and hold) rental. Upstairs unit I need fridge, dishwasher and range. Downstairs needs fridge and range and does not currently have dishwasher but I am trying to decide whether to add one to increase value and make it more equal to the upstairs unit. Both units have washer/dryer hookups (and I am undecided on whether or not to provide washer/dryers). I am planning to skip microwaves (I think).

I am doing stainless steel upstairs and perhaps white downstairs (to match the new white cabinets and so that I can put the white fridge from my house into the rental and buy a new one for me :).

Here is my #1 question of the moment. Are smooth surface ranges durable enough for an apartment? Or should I stick with standard electric elements? The smooth surfaces seem to be the standard in appliances these days and are actually cheaper (with sales) but I am worried that tenants will perhaps scratch up or shatter the tops of these.