Tenant shall promptly report to Landlord any leaks, drips, backups, or malfunctions of the plumbing system.

This technique may put a little more accountable on the tenant to repair it if it ever malfunctions as they understand that they are paying for it and asked for it.

I find it more favorable to have tenants bring their own microwaves, allowing them to handle any potential malfunctions.

I am sure that the air conditioning unit which was a heat pump was malfunctioning but they never fixed it properly. 

Mind is malfunctioning right now...

Replacing HVAC that is working I agree with Christian I would wait unless there is something malfunctioning.

That's when I learned you can't trust the old style ballasts and I'm very careful not to install those kinds of light fixtures in any of our properties.I've heard of the belt going out on a dryer, stopping the turn of the drum, leaving the clothes stationary too close to the heating element and resulting in a fire.Snow bird friends of ours had a refrigerator ice maker water line malfunction in their vacation home in Palm Springs while they were away for the summer and the water ran for weeks throughout the house unchecked.

When we do, it usually points to a broken water line or malfunctioning toilet flapper, which we rectify in short order.Note: We live on the "wet" side of the state, not in the desert, so our water usage and water costs per cubic foot are reasonably low.

In the event there is a malfunction of an appliance or an appliance is in need of repair, Tenant agrees to notify Landlord in a timely manner and in writing.

Plus, where I can, I pass the snow removal and grass moving onto the tenants with their lawn movers (you can be liable for malfunctioning of your lawn mover and they will own everything you own).