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.

Bill B. · Answer

1) How much more rent can I charge than you if I include all appliances? First, no tenant that doesn’t have a spare fridge/washer/dryer laying around is probably even going to consider your place over mine, no matter the price difference. Certainly they’re not going to go out and spend and spend $1200-$2000 to save $150/mo. So my appliances pay for themselves year 1 while still under warranty.

2) do you want someone who’s never done it before attaching their washer or ice maker in your property? Sure, all the damage they do coming and going out can come out of their security deposit, assuming they do zero normal damage. Maybe the gas line to the dryer is only halfway connected and the explosion levels the house. Even if it doesn’t kill someone at least you got to charge less rent for your property by not including it.

What’s he upside to not prodding appliances? I have a dozen times washer/dryer/fridge/dishwasher/microwave/garbage disposals. That’s 72 appliances. MAYBE I repair/replace 2 per year? Let’s call it 4. So maybe I’m spending $3,000 year on repairs/replacement. If I get an extra $100/mo times 12 properties, times 12 months. I’m getting $14,400 extra rent. Pretty good return on $3,000. Maybe if the tenants appliance leaks they just live with it, mine gets fixed.

Do the No appliance people also remove garage door openers? I mean nobody needs those. Or install fridges with out ice makers? Let them use ice trays. Certainly no ceiling fans, they’re just hazards and waiting to break. If you want to save money, remove the central air and furnaces and have tenants use space heaters and window ac units. You’ll save much more.

I wish I was competing against people trying to save a nickel on their rentals. You can go ahead and include them and be the “Cadillac” option. If that’s still a thing.

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.

Bonnie Griffin Kaake · Answer

Years ago you could get away with not providing refrigerators but today, even when selling or buying a house, the appliances usually stay. For a rental, I provide stove, refrigerator, washer, dryer, and microwave. Personally, I have not had problems securing tenants.

Ned J. · Answer

Its market dependent....

In our area pretty much no one supplies more than a stove and dishwasher....so no tenant is forced to go out and buy appliances in order to rent your unit... they already have them. So not only is it NOT an initial extra cost to the tenant, its NOT a selling point to set you apart from the other units they are looking at and you wont get more rent if you do have them, so there is no upside to providing them. If that trend changes, then I'll change....

If you can make more $$ in rent by providing them, then go for it..... its just not the case in our area.

For the people that provide them but stipulate they wont fix or replace them, then what do you do when they do crap out? Then the tenant replaces them with their owner stuff and you are back at square one...

Used to have a unit in TX.... supplied a washer and dryer since it was common in area... had 2 separate tenants have their own.... so had to store them or sell them off and then do it all over again at each turnover. PITA as an OOS owner.

Patrick Drury · Answer

@Adam PervezFridge and Stove. If the rental is in a nice location, maybe a washer and dryer if it's stackable other than that tenants can provide it.

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.

What appliances are Landlords required to provide to tenants?

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