Supply whiteware, or leave it to the tenants?

[Wiz]

In our rental we currently supply a dishwasher, but not a washing machine.

The tenants rented a washing machine which was poorly fitted by the rental firm and subsequently flooded the ground floor. This has put me off future washer rentals. Now the tenancy is coming to an end, should I just buy a cheap job to plumb in securely myself, and deal with it if it breaks down, or leave it to the tenants to rent/ buy their own?

Benefits are I know it's history and know that it is properly plumbed in. Bad side is that if it fails I am required to replace it.

What do you folks do? And not just with dishwashers/ washing machines but with all whiteware - fridge/freezer etc?

[Tan]

What is the location? - flat/house/etc

Do the tenants tend to stay less than 2 years?

Do they usually have their own whiteware?

[Wiz]

What is the location? - flat/house/etc

Do the tenants tend to stay less than 2 years?

Do they usually have their own whiteware?

Christchurch, 4 bed, 4 storey town house
1 year tenants, in both contracts they have been final year students
No - only our 2nd year of landlordism so not 100% sure but it does seem that a selling point of our place is the dishwasher & fridge freezer which we left there when we moved out. New tenants are signed up and aren't expecting a washer but are intending to get one - either rented or cheapy trademe job - hence flood fears.

Cheers

[Keithw]

As noted above, your property type and desired tenants will influence the decision.
I see pros & cons as follows:
In apartments/ student accommodation, where most tenants don't own their own fridge, washing machine, if you supply them it makes the property more rentable & you should be able to get a few more dollars per week.
If they are not present, they become bargaining points for the reduction of rent- it can be a real hassle for tenants to get their own at short notice, & it can create a mental block. In the past I have had situations where they start with my stuff & over time upgrade to their own.

Less wear & tear on the building getting them in & out, especially when washers are in apartment bathrooms, or stairs are involved.

You know it is properly plumbed in.

Downside, as you say, if it dies, you are responsible for getting it going again, or replacing.

In houses, particularly unfurnished houses, it may be more likely that the tenants have their own whiteware, along with their furniture,(unless they are students) & you will often be asked to remove your appliances so they can use their own. you then need to find storage for the appliance. Again, the situation of starting out with existing appliances and later the tenant gets their own, can apply.

Personally I think it is better to start with something in place, but be prepared to remove it if tenant has own stuff. That way the hassle is only yours (ie there is no mental block in the tenants mind about having to deal with big heavy white things or spend lots of money getting set up) and should not be a bargaining point for rent reduction. If they try it as a bargaining point, point out that it is going to cost you to remove and store the current appliance.

[Wiz]

Thanks Keithw - that's reinforced my thoughts, so I reckon I'll get a washer sorted this week and then we're all good to go for the changeover in a couple of weeks time.

Appreciate the help!

[Perry]

Downside, as you say, if it dies, you are responsible
for getting it going again, or replacing.

Is there anything in the RTA that makes that so?
Could the TA say that if the item[s] 'expires' it will
not be replaced by the LL, as a Tenancy condition?

[MissWorld]

I have found it is best to put in a decent size machine ie not the small 5.5kg capacity for a 4 bedroom go for the 7.5kg capacity or more, will cost more but less likely to break down, overloading small machines by tenants brings break down issues, also put in your tenancy agreement if damage to any whiteware is due to carelessness or negligence of tenant they will need to pay repairs, sometimes a hard one to prove but at least gives them the idea to "think" about what they are doing