What appliances are Landlords required to provide to tenants?

Question

Hi all,

I have a rental in Pennsylvania that is currently being rehabbed. I want to get thoughts on supplying certain appliances. Are landlords required to provide Refrigerators? This might vary state by state so if anyone has rentals in Pennsylvania, I would appreciate the input since I am brand new to being a landlord.

Thanks in advance!

Taylor L. · Answer

You should definitely provide a refrigerator, even if it's not required. Buying and putting in a fridge is just a big headache for your tenants which other property owners are most likely not putting them through. Not including a refrigerator will drastically reduce your potential tenant base, impact your total possible gross rent, and will increase vacancy. Fridges aren't particularly expensive.

Troy P. · Answer

Not sure if any state laws mandate this, but I usually provide refrigerator, washer, and dryer.  Not only do I not want tenants constantly moving these items in and out, hooking up incorrectly, etc., but it also makes your property more attractive.  I make sure to state the appliances should be in good working order when they leave, just like it was when they moved in.  We are not in the appliance rental business, but a few hundred bucks and a detailed lease agreement can go a long way.

Theresa Harris · Answer

Depends on the area, but think if you really want tenants moving large appliances in and out and connecting washers and dryers properly.

Nathan Gesner · Answer

The law typically dictates running water, heat, and electricity. I've not seen any State that requires you provide appliances.

However, it's normal to provide refrigerator and stove. Some have mounted or free-standing microwaves. Some include washer and dryer. I highly recommend the kitchen appliances. Washer/dryer is tricky because they are so often abused by renters and can be expensive to maintain. If given the choice, I make the Tenants provide their own.

Timothy Frazier · Answer

You’re required to provide what’s in your lease is the basic fact.

As many have stated the minimum of what’s required is typically heat, water, electricity, and a safe and healthy environment inside (aka no mold everywhere and rats all over the place).

The question you need to be asking is what *SHOULD* you provide. To me it’s mainly dependent on how many units your own and how much you can afford any vacancy. The more you provide, the more attractive your unit can be, and the more rent you will be able to command. But without a doubt providing anything above what’s required is one more thing that can break.

I own 3 units and generally provide fridge, stove, washer, dryer. If any of my units is vacant that month is a loss. Thus I accept the maintenance calls that come with them because I think it helps them attract good tenants. But I can tell you more than 1 appliance nightmare story that Ive had to deal with, and there’s no question providing no appliances at all and telling tenants to bring/buy what they want lowers your potential hassle factor immensely.

One of the heaviest hitter landlords I know in my market who owns 100+ units and self manages it all does not provide a single fridge, stove, washer or dryer in anything. He gets a bit less in rent bc of it and they may take a touch longer to fill. But when you have that much under you it’s all about managing it by eliminating the expenses/hassle before it occurs.

These are thoughts I tell people to consider when it comes to appliances. Best of luck.

Tyler Fontaine · Answer

You absolutely need to provide a clean, comfortable, and safe place to live. Access to water, electricity, and heat. Other than that you might not legally need to provide any appliances.

However, most rentals I see have a minimum of fridge and stove/range. If you do not provide these you could seriously be limiting your potential rental pool. You also will not garnish the highest market rents.

If you're concerned about price then buy a scratched on from lowes or home depot. Check FB market place or a local appliance store that sells refurbished/scratch or dent stuff that looks mostly good and functions well.

Elise Bickel Tauber · Answer

Also, for anything that isn't higher end, we always say that appliances are for connivence only and if they break, we will not repair or replace.

Elise Bickel Tauber · Answer

This all comes down to the area, competition units, and the price you are charging. In our higher end units we absolutely always include the full suite of fridge, stove, dishwasher, microwave, washer and dryer. The rents are at the top of the market and the tenants there are going to paying anywhere from $1800-$3500/month, we are going to include everything. For the areas that aren't as high end or the competing properties aren't as luxurious, we do have a variety of properties that are just fridge/stove and those we don't offer any at all. for those we dont offer any at all, we do offer to put one in for the tenants at a higher cost that will be left at the property when they are done. We usually charge $50 per appliance per month only for their first year. We have a used appliance vendor we work with that will charge us $400 for the appliance including install (and removal of old if there is an old appliance there) so if they are there for 8 months or more you made your money back and everything else is profit.

Just a thought for you!

Melony Oestreich · Answer

Personally, as a landlord, I have always provided a refrigerator and a stove. I am not sure if a refrigerator is specifically required or not though. IF the property already has a functional dishwasher, microwave, washer or dryer I note it in the listing that the item is provided and will not be replaced if broken or damaged. Now, if the tenant is amazing and I want to keep them happy then if/when the additional provided appliance breaks, I will usually replace it because it's an easy way to make your tenant happy and feel appreciated. If the tenant is behind on their rent and causes a lot of problems, then, no I would not replace one of those extra appliances.

Ace Kaspar · Answer

Hi Adam,

What I have seen around NC has been refrigerator and stove/range.The optional ones have been washer, dryer and dishwasher.Hope this helps!

What appliances are Landlords required to provide to tenants?

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