Washing Machine/Dryer replacement issue

[Byron Kim]

Long story short, I had a repair guy come out to repair a washing machine. While he was trying to fix it and stepped away, apparently my tenant touched a few things and shorted washer AND dryer, making both nonfunctional. I was not present at the time (maybe my mistake was not overseeing the repair myself) so this is just my best version of retelling the story as I've heard it from both sides. Anyways, we've decided to replace it. 

Based on the verbiage in our rental agreement, all repairs for attached appliances are the landlord's responsibility, and unattached appliances are shared responsibility of tenant and landlord, though how much isn't specified. He is a good tenant, paid on time (even during COVID), and hasn't bothered me once in 1 year. We just signed a new 1 year lease a month ago and I didn't raise the rent due to timely payments during COVID.

How would you guys handle this situation? My thought is to replace the unit, take the loss this year, then raise rent next year to recoup my losses. If he moves out, then I should be able to get more rent from the next tenant anyways. 

Thoughts?

[Kyle Mccaw]

Just replace an move on down the road. But going forward you may want to do like my firm. We do not provide washer/dryers in houses. However if there happens to be some onsite, they are provided as a convenience and not warrantied by us. If they break the break.