Washer Dryer - Who is responsible?

Question

As a landlord, should I offer washer/dryer in units or should tenant bring their own?  I bought unit with washer/dryer already in it.

Now am I responsible for repairs need for those appliances?  The lease doesnt mention that.

What is normal for the Rock Hill area investors?

Paulus Anglada · Answer

Hey @Rod Joseph, we have a few rentals in Rock Hill, SC. We rented our first property with W/D included. Unfortunately our tenant didn’t take good care of the property and got the dryer broken a couple of times. After researching the local for SFH and small MFH, and noticing that most didn’t include it, we stopped ofering W/D in our rentals, and kept the same rental prices without issues. I hope this helps.

David Chwaszczewski · Answer

@Rod Joseph I have many rentals in Rock Hill and we don't put in washer and dryer in our units. Typically we put in stove and fridge (sometimes dishwasher).  I budget for appliances every month in rent so when it does go out I can buy a new one if i feel it was no fault of the tenant or at tenant turnover (its my call).  When I sign lease I tell tenant that the appliances are there and they are welcome to use them, but they are responsible if they break to fix.  We haven't had issues with them walking off or being abused.  If they don't want to use them I will pick them up and they can get their own.  I put this in my lease about appliances:

Appliances: The Landlord will NOT supply appliances. The use of gasoline stoves or other similar fuel burning appliances using highly flammable liquids and the use of portable kerosene, butane or propane stoves or other similar portable fuel burning appliances for cooking is prohibited by law and by this agreement. Dishwashers, fireplaces, garbage disposals, electronic air filters, water softeners, garage doors, door openers and any other appliance or fixture, are not warranted by Landlord. Wood burning fireplaces are for decor only and not available for use.  Tenant will be responsible for all maintenance and repair of these items.

Michael Noto · Answer

@Rod Joseph Did you get clarification during the buying process as to who owns the washer/dryer? I know in Connecticut we have inclusion/exclusion forms that outline what appliances among other household items are included or excluded in the sale and who owns which appliances, tenant or landlord.

Assuming you own washer/dryer in question unfortunately if the tenant is in the middle of a lease term and it is not addressed one way or another in the lease there is not much you can do about it other than approaching the tenants with an addendum to the lease outlining how repairs/replacement are to be handled. Will they sign it? Who knows, just one of those things there is no playbook for.

In general we provide the hookups for tenants to install their own washer and dryer if they wish. There are times where we buy properties where they are already hooked up and/or a previous tenant leaves theirs when they vacate. In those cases we write in the lease that we (the landlord) will not make any repairs nor replace the washer dryer and it will be their (tenants) responsibility to do so. Never had any pushback to this clause in our lease.

Rod Joseph · Answer

Thanks.  @David Chwaszczewski and all others that responded.

I am going to add that language to my leases.

That is one less thing I have to worry about.

Katie Stewart · Answer

As Ned said, take a look at what is common for your area. I would also base your decision on the quality of your property. Is it an A/B property or a C/D property? Make sure if you include the W/D to add an addendum to your lease about repairs and replacements.

Ned J. · Answer

You really have to research your area and what is the "normal"....if the comps in the area all provide a washer and dryer, then you should also. Different areas have different "normal" expectations of tenants.

In my area of CA, pretty much none of the SFR come with a washer and dryer or refrigerator..... the tenant provides those....in my TX SFR, all the comps provide them

If the landlord provides the appliances, then the landlord is responsible for maintenance, repairs and replacements etc

I see some pro/con to providing the appliances...... pro is that you have control of them i.e quality and reliability..... but the downside is that you have to repair and replace if issues....the con to having a tenant provide them is you never know what they will provide....is it a total POS that is gonna burst into flames or leak water and damage the unit? Not under your control.....

David Hanor · Answer

I put it in the lease that if I supply the washer dryer then they’re still responsible for it. Repairs if broken or replace if needed.

Washer Dryer - Who is responsible?

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