One of our higher rent properties includes a dishwasher, stove/Oven, microwave and washer/dryer. Over the years, occasional service calls made the point that the tenant should be responsible for keeping these appliances in working order. It made no sense that the owner should be responsible for minor service calls because the dishwasher was not draining correctly due to broken glass. Built up lint in the dryer not drying clothes correctly was the straw that caused me to decide that we needed to clarify for this property, and others like it, that the tenant was responsible for minor maintenance and repairs.
Three years ago we added to our leases an appliance addendum. We made it comprehensive so that it was practical to be incorporated into every lease. It includes ceiling fans, garage door openers and of course washer and dryers. Along with the normal stove/oven, refrigerator, and built in microwaves. At move-in there is a checklist to identify what appliances are in the property. Then there is a statement that the tenant will assume care for minor repairs and maintenance. The definition of minor repairs is under $125 and of course we can increase this amount if needed. Charges are added to rent.
The results are interesting. Since using this Addendum the only appliance service call we receive are when it is clear that an appliance is in need of replacement. Of course, an owner is under no obligation to replace any appliance at that point. That becomes a business decision of keeping a tenant happy. But the annoying calls for the loose handle on the refrigerator, and the garbage disposal being clogged have stopped. In fact, I had a tenant tell me last Thanksgiving he had a hard day because he had to take the garbage disposal apart due to it getting all gunked up from food going down it that was not intended for garbage disposals!
Interesting how when you spell this out in an agreement, personal responsibility kicks in.
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Tags: Indianapolis Property Management, Indianapolis Property Manager, Property Manager, tenant issues, Wilmoth
