BRRR in Central MA, Appliance Recommendations Needed!

[Joanna Eldridge]

700 SQFT SFR and need recommendations for appliances

1) House is plumbed for gas and has gas heat. Should we go with a gas range or radiant electric range?

2) Is it worth it to invest in a dishwasher? Kitchen is about 12x12 with 3 doors so not a lot of wall space.

3) Is it worth it to invest in a washer and dryer? It would have to go in the basement, and the stairs to the basement are very small and circular. Prior owner had one down there and house has a good bulkhead for access.

4) House has a septic system and we have no experience with septic. Someone told me that we shouldn't install a garbage disposal in the kitchen sink if we are on septic. Is that correct?

Thanks!

[Account Closed]

Hi @Joanna Eldridge, welcome to BP! (I'm also new to posting around here)

My opinion is mostly coming from the perspective of a designer/architect, not a landlord, so I know what clients ask for when I'm designing and specifying renovations, but I haven't had to deal with any headaches myself. 

1) Tenant preference for gas vs. electric usually comes down to the local cost of utilities, $/kWh or $/Btu. If your unit is already using gas heat, then the cooktop probably won't sway their opinion much. In general, I've found most people think of gas ranges and induction ranges as being nicer and more fitting of a nice kitchen than radiant electric. Landlord preference is usually a matter of what's going to be easier to install. If a gas line already exists, use it and save the $300 an electrician would charge to route a 240v line to your kitchen. With gas, make sure you have a CO detector in addition to a smoke detector, and you are required by code to have ventilation for the stove (this could be a simple recirculating hood if local code permits). 

2) I would say this depends entirely on your tenant audience and local comps, sorry I can't help more. If you want to make the kitchen bigger - is it possible, and worth it - to knock out a wall and put in an island? Or, move a door to an adjacent wall?

3) Same as above. 

4) Have a pro inspect your septic system. How old is the house and the system? Eventually they need replacing, typically around 30 years, and it costs a few thousand dollars to do so. You'll want to get it inspected annually for clogs and general condition, and get it pumped every 5 years or so. Ask the previous owner how recently it was pumped and how often... if they had to get it done every year, it could indicate that a major fix is in need. To @Account Closed's point, I had a mentor in Atlanta who had a tenant dump pasta and grease down the sink (no disposal) which eventually clogged and corroded the drain pipe. A garbage disposal can help with the longevity of your system if used properly by the tenant, but it'll be one more appliance that will eventually need repair/replacement.

See you around!