I rented an apartment that was hooked up to a very old barely working washer/dryer and was persuaded to leave it in place.

A few weeks later, it failed.

Now the tenants, have "forgotten" the ORAL agreement we had that that they would be responsible for any repairs or replacement that might be needed to ANY appliances, and demanding that I replace or repair them.

Accordingly, is there actually an assumed implication that I must indeed repair or replace such items when they fail?

Thank you

Jim newbie

Check state laws. Absent any written agreement to the contrary, if it is in the house and working when they moved in there is usually an implied warranty that you will fix it. You have to contractually back out of that implied warranty in writing in your lease, with words such as,

As WMH says above.

I have everything in writing contained in the lease agreement. Also it states that if a tenant is going to provide their own appliances, they must have renters insurance that covers water leaks. I've had tenants install ice makers, portable washers, dishwashers that have leaked causing $5,000 in damage to their and lower units.

WOW! How does this work if there is just a washer/dryer HOOKUP and no actual washer or dryer... and we don't mention this in the lease?

Thank you

In NC the law is that if a LL provides something (appliances, HVAC, etc) then the LL is responsible for ensuring it is in good working order. The only exception is if the cause of it not working is the result of tenant negligence and the burden of proof rests with the LL.

Jim,

Yup, ya messed up. No biggie. Everyone here has done that.

If present at move in then service is implied.

THIS is why my lease is 30 pages long. It covers EVERY problem I've had and problems that I think MIGHT happen.

Appliances are itemized on the inspection sheet.

Put EVERYTHING in writing. EVERYTHING. In court a he said/she said will favor the resident.

People rent because they want CONVENIENCE and SERVICE. The typical "You can use it but I won't repair it" does not work. It backfires on the LL. When the appliance breaks down they move out. They don't have money to buy their own - that's why they rented your place. Resident retention starts with having a nice place and then serving the client.

A used washer/dryer delivered is $250. A lot cheaper than a turnover. (Wanna be right or rich?) Makes you look like a hero and avoids making you look bad if/when this lease ever gets to court.

Now, did BOTH go bad? At the same time? Did they sell them to a buddy and say they threw them out??

BRAD

Jim, used appliance sales places are in every city. Usually they are refurbished at some-point before they are re-sold. My go-to place has the grandfather doing the repairs in the back, and the adult "kids" running the business, and the grand kids delivering in the truck. Depending on the newness of the unit and the amount repairs, washer cost @$280-300, dryer @$100-120.

I would say if the w/d are included in the unit, and repairs are needed, the responsibility to repair is the LL's, i.e. same with HVAC, stove, fridge, etc. If you want the tenant to pay for repairs on all appliances, then terms should be written in lease agreement.

My thought with having the tenants make repairs on appliances is not dependable. I would rather control the repairs, this way I know they're done properly.