Rental Property: Dishwasher Replacement | Who Is Liable to Replace?

Bman17 on 28/11/2023 - 12:17
Last edited 28/11/2023 - 17:58

I received a rental repair request from the tenant to replace the dishwasher as it is not turning ON.
My question is: Do I need to replace this? I mean tenant can get their own dishwasher machine, just like washing machines and fridges.
Note: The property wasn't advertised as a fully furnished one.

Edit: Do I have to replace? - is what I meant to ask instead of "Who is liable"
I take all your feedback positively and also making sure tenant don't suffer for me being nube landlord. #LearningInProcess.

Poll Options expired

21
Tenant can get their own dishwasher.
996
Landlord needs to replace the dishwasher.

General Discussion Dishwasher

Comments

- - - brendanm on 29/11/2023 - 12:57
      
      +2
      
      You obviously haven't seen many questions being asked on this website. Some people struggle to breathe without having their hand held 24/7.
      - [Deactivated] on 29/11/2023 - 16:34
        
        @brendanm: Yeah REA told me the same, its to avoid him damaging anything as he would be liable..
        I don't really understand how he could make any mistake unless intentional.
        It really is as easy as @afah0447 said.
        I just paid it.. The unit was $400, 50% more to have someone plug it in…lol.
        
        brendanm on 29/11/2023 - 16:42
        
        @[Deactivated]: If you get it from appliancesonline I think they will deliver and install for free, I know they do for washing machines etc.
        
        [Deactivated] on 29/11/2023 - 16:56
        
        @brendanm: Yeah I got it from appliancesonline, they didn't even have an online option for installing this freestanding unit..
        I told my REA this, they decided to phone appliancesonline to force an install option..
- trapper on 29/11/2023 - 17:09
  
  +1
  
  Apparently the landlord is liable to pay $200+ in install for a FREESTANDING dishwasher if the tenant refuses to plug it in…
  
  The landlord is also free to go to the property and do it himself.
  - [Deactivated] on 29/11/2023 - 17:38
    
    Well I don't live there so its not really free for me to do it lol.
    - trapper on 30/11/2023 - 01:01
      
      +1
      
      Then either ask a friend, or pay someone to do it for you. That's how life works.
      - [Deactivated] on 30/11/2023 - 12:12
        
        @trapper: I did pay
- Protractor on 30/11/2023 - 12:00
  
  Nah, just let the dirty water exit on the floor. Tenant can plumb the inlet via a YT video apprenticeship
  - [Deactivated] on 30/11/2023 - 12:07
    
    I work an office job and consider myself no handyman.
    I can't see why anyone thinks installing a freestanding dishwasher is intimidating lol or needs a video guide
    - [Deactivated] on 30/11/2023 - 12:09
      
      This has opened my eyes though lol
    - Protractor on 30/11/2023 - 12:12
      
      Congrats.
      
      Your scant example does not say it's a d/washer replacement, or first time fitment , so ppls skills aside, what landlord would risk existing plumbing and electrical infrastructure, to a tenants hands?
      Nor do we know what the tenants skill, age experience is etc.
      It may be a simple case of the tenant thinking it's not my place/role/duty to fit an appliance to someone else's property. To most ppl that's the default position. If it's all already plumbed in by a trades-person, and all it really requires is plugging in, that's a whole different KoF. For one thing, why didn't they plug it in?
      - [Deactivated] on 30/11/2023 - 12:15
        
        @Protractor: lol
        
        Protractor on 30/11/2023 - 12:23
        
        @[Deactivated]: so you seem to be totally one eyed about the 'scenario' you dropped. Are YOU a LL?
        
        EDIT, and if so, is plugging it , beyond YOUR capacity or station, or the Prop Manager, or are you collecting tenant demerit points for later use?
        
        [Deactivated] on 30/11/2023 - 12:31
        
        @Protractor: Ill give you the details if you want, tell me why you're so keen though ahahaha
        
        [Deactivated] on 30/11/2023 - 12:35
        
        @[Deactivated]: All I wanted to know is if anyone thought freestanding units in general are difficult to install.
        It's just plug in, water in/out like a washing machine
        
        Protractor on 30/11/2023 - 12:39
        
        @[Deactivated]: Start a thread, then.
        But my advice of keep your head down if you expect absolution for expecting a tenant to install a dishwasher. Because YOU raised the 'tenant' part of your query. You implied they were either lazy or incompetent, by indicating 'anyone can do it'.
        And could is different to should.
        
        Thus far you indicate you have all the common downward speaking /looking traits and attitudes of contemporary Strayan ~~opportunists~~ landlords
        
        [Deactivated] on 30/11/2023 - 13:12
        
        @Protractor: I don't think you want me to, you would look pretty silly.
        
        [Deactivated] on 30/11/2023 - 13:16
        
        @[Deactivated]: Anyway mate reading in between the lines you have some vendetta against bad landlords, that ain't me.
        I'm repairing everything on a whim no questions asked.
        If anything I'm too nice.
        Trying to see if I'm being taken for a run with this one.
        I'm not even sure the previous dishwasher was broken now lol.
        Only 2-3 years old
        First time i did questioned was $200 to plug something in.
        Go elsewhere lol
        
        Protractor on 30/11/2023 - 13:34
        
        @[Deactivated]: There's no reading between the lines required.
        So other than fellow 'bad landlords' who else does not have a vendetta against them?
        You also demonstrate you have all the traits of said bad landlords. You can't even ascertain whether your own rental equipment is fit for purpose, then you want the tenants to do YOUR work. LOL, me, go elsewhere?
        oooh, burn
        
        Too nice, cough cough. You have already made multiple claims about the tenant that reduce their worth.
        
        [Deactivated] on 30/11/2023 - 13:39
        
        @Protractor: Too accommodating is the better word.
        If I told you all the interactions. I'd be surprised if you disagreed.
        Sorry this conversation hit a nerve bro lol.
        I have mates in rentals that LL dont fix anything.
        Im fixing EVERYTHING.
        It would of been nice of the tenant to save me $200 to plug it in.
        He said no, I immediately paid it.
        What did I do wrong here?
        
        [Deactivated] on 30/11/2023 - 13:47
        
        @[Deactivated]: Also, I just renewed this tenant at 10% under market as he felt rental pressures and he was happy there so I didn't want him to have to move.
        
        Protractor on 30/11/2023 - 13:57
        
        @[Deactivated]: 'stoopid tenant' /s
        
        [Deactivated] on 30/11/2023 - 14:04
        
        @Protractor: this guy loll
        
        [Deactivated] on 30/11/2023 - 14:06
        
        @[Deactivated]: enjoy ur day protty bro
        
        Protractor on 30/11/2023 - 14:32
        
        @[Deactivated]: You claim to fixing everything, which means you could easily save the $200 and plug it in. It also indicates you have probably made it known , one way or another, to the tenants every time you 'fix' something, they are not as welcome as a more subservient higher rent payer?
        
        [Deactivated] on 30/11/2023 - 14:34
        
        @Protractor: My god the way your brain works i feel sorry for you bro
        
        Protractor on 30/11/2023 - 14:44
        
        @[Deactivated]: Don't worry your highness, ditto for me.
        
        [Deactivated] on 30/11/2023 - 14:52
        
        @Protractor: this should be dropped already but i just wanna say i hope you wake up to yourself one day for your own sake bro.
        
        Protractor on 30/11/2023 - 15:08
        
        @[Deactivated]: Argh shucks. Thanks, 'bro'.
TightLikeThisx on 28/11/2023 - 17:59

+2

In NSW if it was listed as functioning on the inspection report then yes you have to fix it.
- CurlCurl on 28/11/2023 - 18:07
  
  -4
  
  In NSW if it was listed as functioning on the inspection report then yes you have to fix it.
  
  Rubbish.
  
  If the stove and hot water service were working when the tenant moves in and broke down does the tenant or landlord fix them?
  - try2bhelpful on 28/11/2023 - 18:08
    
    +2
    
    Landlord.
  - Minimum chips on 28/11/2023 - 18:15
    
    +10
    
    I think you've misread something here. Either you actually agree with the person you responded to, or you think the tenant should pay to fix hot water, which is absolutely nuts.
    - CurlCurl on 28/11/2023 - 20:40
      
      +4
      
      I think you've misread something here. Either you actually agree with the person you responded to, or you think the tenant should pay to fix hot water, which is absolutely nuts.
      
      Yep. Totally misread it.
  - TightLikeThisx on 28/11/2023 - 18:34
    
    If the stove and hot water service were working when the tenant moves in and broke down does the tenant or landlord fix them?
    
    Landlord unless the appliances broke down due to the tenants carelessness/misuse.
    
    https://www.fairtrading.nsw.gov.au/housing-and-property/rent…
- Jzzzz on 29/11/2023 - 17:17
  
  +1
  
  Same as Victoria, if inspection report lists it working tested by the LL/REA and the tenant in the inspection report then it needs to be fixed/replaced. Its grounds for a breach notice in vic if its not done in a timely fashion.
Minimum chips on 28/11/2023 - 18:34

+9

You provided it with the property. Presumably it was present when open for inspection. Therefore they can reasonably assume a working dishwasher is included. If you didn't want that to happen you should have specified in listing and via agent, or removed it before renting out the property. If I was renting and the place didn't have a dishwasher I would absolutely not take it.

As a landlord, you are not just an investor. You are providing a home for someone, and having a good home to live in is important to people. Try to apply the basics of empathy - how would you want to be treated if you were in their shoes. You don't seem like someone who has experienced the rental market, so you have some catching up to do.
Heaps for Cheaps on 28/11/2023 - 18:42

+4

Just have your wife move in with the tenant. The other benefit is you'll have much less nagging at your place.
- Drakesy on 28/11/2023 - 23:38
  
  +1
  
  This is the answer
  - CowFrogHorse on 29/11/2023 - 14:24
    
    +2
    
    Probably doesnt have a wife, she would have left as food and shoes are probably considered optional in that home.
Phreakuency on 28/11/2023 - 19:04

If you have additional cover on your landlords insurance, the dishwasher would be covered.

But by the sound of it you don’t even have insurance.
- brendanm on 29/11/2023 - 12:58
  
  Excess would cost more than a dishwasher.
GrimCheaper on 28/11/2023 - 19:22

-2

I would not usually side with landlords, but we had a dishwasher and never used it. It was like new when we left 4 years later.
Also with dryers, they seem to be included with most new apartments nowadays which I also see as a luxury.
I've even lived in older places with no airconditioners, but moved into apartments where it's standard - which I felt lucky to have and didn't expect it.
I think renters are definitely entitled to a clean and safe living envirmonment, but expecting all these mod-cons are a bit ridiculous.
As mentioned above, if the dishwasher was included in the ad then I think it's fair you fix it as the tenant would expect to use it.
Otherwise, tell em to grab a scourer and a bottle of Fairy and start scrubbing.
- Cheapskate Paul on 28/11/2023 - 19:53
  
  +5
  
  Also with dryers, they seem to be included with most new apartments nowadays which I also see as a luxury.
  
  This is because residents are not allowed to dry their washing on the balcony. So not a luxury.
  - GrimCheaper on 28/11/2023 - 21:40
    
    -1
    
    I've been in 3 apartments which have provided dryers. I don't like using the electricity so I hang my washing on the balcony instead. It's never been an issue.
- coffeeinmyveins on 29/11/2023 - 09:52
  
  +3
  
  but expecting all these mod-cons are a bit ridiculous.
  As mentioned above, if the dishwasher was included in the ad then I think it's fair you fix it as the tenant would expect to use it.
  Otherwise, tell em to grab a scourer and a bottle of Fairy and start scrubbing.
  
  I don't even get why this is a point of conversation.
  
  OP has said the dishwasher is in the property, all of this "if it was included in the ad" or whatever is completely moot and is detracting from the simple answer of "yes it is your responsibility".
- Jzzzz on 30/11/2023 - 09:27
  
  "Mod-cons" its not 1923, its 2023.
  A washer/dryer combo like they are doing in newer apartments is a ridiculous space and time saver, a dishwasher is exactly the fking same. Who wants to waste their life washing and drying every day.
  
  The OP already saw the light about 500 votes ago, it's only jv and his delusions that sowed any doubt.
  
  It's a no brainer that LL is responsible here and will cost them nothing in the long term.
  - try2bhelpful on 30/11/2023 - 09:46
    
    I suspect jv is ranking everyone’s chain.
    - Protractor on 30/11/2023 - 12:02
      
      Is 'ranking' a typo?
      
      Would you like to borrow a W ?
Sneeze on 28/11/2023 - 21:07

You replace it. Update your tax depreciation schedule and ensure you claim the appropriate depreciation for it each year.
Nullefied on 28/11/2023 - 21:38

Landlord. Though I’m a renter, if the job does not require too technical skillsets, I tend to buy replacement parts and DIY it myself, and get reimbursed for it. Majority of the time, I do get reimbursed and a thank you from the landlords.

Saves them time, and saves me the hassle of organising access to the property
DrScavenger on 28/11/2023 - 21:47

If they inspected the property and saw the dishwasher then pretty sure yes you have to unless you specifically told them it's not working. Even if you didn't list it on internet, if they saw it on property it's no different than listing

I'm not a lawyer.
RedDevil860 on 28/11/2023 - 21:51

Why would you not? You can literally get a new one and depreciate it on your tax.
Rako on 28/11/2023 - 21:58

+1

If the owner supplies an appliance the owner is responsible for maintenance.
Tech5 on 28/11/2023 - 22:23

+2

Did the property have a dishwasher when the tenant moved in? Then yes you need to replace it.

The agreed rent is for an agreed house including amenities.

What kind of stupid question is this?
DemocracyManifest on 28/11/2023 - 22:25

The landlord is, if provided with rental property in the lease document
CocaKoala on 28/11/2023 - 23:42

+1

Don't be a cheapskate and replace the broken dishwasher.
Widget on 29/11/2023 - 03:21

Ask yourself this. "Is the tenant a good tenant"? Do they pay rent on time? Do they maintain the property (ie lawns kept tidy, free of rubbish, grass mowed etc..)? How is the house during inspections?

Even if you're not liable for a repair/replace of the dishwasher (I don't know what the law or contract says), perhaps it might be a good thing to just replace/repair the unit. I'm not familiar with being a landlord, but I'm guessing having a good tenant is something I'd want to keep, even if people are lined up to rent, having a good one already is a bonus.

If tenant is not great, not repairing/replacing dishwasher could cause you more problems down the road.

Just my 2cents worth.
hamroll on 29/11/2023 - 05:00

Having a bit of experience doing renovations and what not, the concept of having an appliance built in can apply to all white goods. I have come across built in fridges/washers/dryers even microwaves. If something is built into the cabinetry it’s pretty hard to expect the tenant to replace them as they are “permanently” belonging to the house. Permanence is more pertaining to its visual appearance rather than the actual removability of the appliance. (Because you can remove anything if you know how to)

I think a good rule of thumb when deciding what to replace as a landlord vs as a tenant is to consider “what is my tenant expecting when they decided to rent my property” if it came with it to begin with and it’s “built in” to the property. Then definitely you should replace it as the landlord

If I was in the position as a landlord, from the start if I don’t want to be responsible to replace the dishwasher if it broke. I would not include it to begin with, because a tenant paying rent would price that into their consideration when putting in a rental application.
Maxi Pad on 29/11/2023 - 06:34

+2

I feel that this post should be celebrated. It's united the entire Ozbargain community against the OP's stupidity.
- Spootage on 29/11/2023 - 09:31
  
  +2
  
  Except for the 7 people that voted the tenant can get their own dishwasher.
- CowFrogHorse on 29/11/2023 - 14:23
  
  Stupidity ?
  
  Do you really think the op is stupid or greedy ?
  - Protractor on 30/11/2023 - 12:04
    
    +1
    
    Greedy for the attitude, and stupid for asking hundreds of strangers to confirm it.
    - CowFrogHorse on 30/11/2023 - 13:42
      
      Hey the more ridiculous the statement, the more the public believes….
      
      Just look at ALL the worlds religions…they make even more rediculous claims….
      
      or the Rozezlle interchange…
      
      Look how many idiots think driving to the city or thru it is a good idea, and basically nobody is saying maybe we shouldnt be going there at all.
IMadeYouReadThis on 29/11/2023 - 07:02

+2

10 years ago when I was renting, most LL were so good and didn’t act like vultures. Things have changed so much that every TDaH has become a LL now and ask questions such as this.
- Baghern on 01/12/2023 - 11:42
  
  You only ever hear the negative,
  
  There are plenty of landlords and dare I say it real estate agents who aren't dodgy
  
  For some landlords and real estate agents its better to have things fixed asap so they're not constantly bothered by it
  
  I'm always coming across people saying how lucky they are, their landlord hasn't raised rent in years… my relatives are those type of landlords
  
  I noticed a lot of people who have had big increases were often paying undermarket rates before…
  - Drakesy on 04/12/2023 - 19:37
    
    I'm always coming across people saying how lucky they are, their landlord hasn't raised rent in years…
    
    The one's that have intergenerational wealth and bought a house for spare change found behind their couch.
bwad on 29/11/2023 - 07:13

+1

So if you want the tenant to pay for it, when they move out you'd be happy if they took it with them I take it?
DeeTrance on 29/11/2023 - 07:33

+2

As a landlord, I've never thought twice about who's responsible. It is the landlord's responsibility.

I've replaced cooktops, washing machines, dish washers, split systems and hot water services at my Rentals. No questions asked when the agent sends through the reports.
Assburg on 29/11/2023 - 07:45

+2
Legal answer probably comes down to two factors…

Whether it's a chattel or a fixture - you've advertised it as unfurnished yet included the dishwasher, which by your own omission makes it a fixture.

How significant an impact the absence of a dishwasher has on the tenants enjoyment of the property they've leased (because it's probably a fixture, it's probably part of the property).

If you would like to be a good person, I would knock $20 a week off the rent until it's fixed, and endeavour to get it fixed within a month. It's a tax deduction for you anyway.

If you dont want to be a good person, but just do the bare minimum, well, be prepared to negotiate a rent reduction at a small claims tribunal but don't forget you leased a property with a working dishwasher as part of the contract.
- CocaKoala on 29/11/2023 - 08:44
  
  I would knock $20 a week off the rent until it's fixed, and endeavour to get it fixed within a month
  
  If you order it on appliances online, they will deliver and install in the next day. Unless you live in woop woop.
- AustriaBargain on 29/11/2023 - 13:57
  
  +1
  
  Also how much does it lower the rental value if there is no dishwasher? I wouldn't rent a house without a dishwasher after using them for so long. They should be in all homes.
  - trapper on 30/11/2023 - 01:25
    
    +1
    
    Time wasted doing dishes x evening hourly rate… so lets say something like 0.5hrs * 7days * $100ph = $350 pw discount? lol
    - AustriaBargain on 30/11/2023 - 03:21
      
      Exactly. And some people hand wash badly, not washing handles of cutlery and such.
seeknsearch on 29/11/2023 - 08:07

+3

Please don’t go into another rental business.
Thinkswithelbow on 29/11/2023 - 08:18

+3

Hahahhahaha. So cheap

I just replaced the dishwasher in my rental. Do it don't be a cheap ahole

By a Beko. They are a good middle market brand with a 5 year warranty which is good.
boldwombat on 29/11/2023 - 09:23

+1

What goes around comes around. Don't put tenants offside for a few hundred bucks.
afah0447 on 29/11/2023 - 10:27

+1

Come on man. If the oven breaks would you expect the tennant to pay for that?

There has to come a tipping point at some stage where the rank greed of landlords is held to account.
- Protractor on 29/11/2023 - 10:57
  
  Nah. The current crop would do the same to the grandmother
Protractor on 29/11/2023 - 10:57

Of course you have to replace it.Even if this forum says you don't.It was working when you rented out, and you did not add any exclusions specifically on the lease
saltypete on 29/11/2023 - 11:43

+3

It’s your responsibility to Repair or replace.
At a rental we have a new Westinghouse lasted about 5 years with careful use by a great tenant.. We lucked on to a special on the base model Miele and got that installed for her. It sounds generous, but here’s the thing - if you intend to keep a rental property for years you go for reliability because you have to pay for the service costs.
The Miele was about 2 service calls more than replacing with the Westinghouse and it will save time, money and hassle in the long run. And good, long term tenant was very happy….

Your investment property is a business. If you operate a business without looking at long term costs you are going pay the price at some point. Running a decent property with average tenants that gives them a safe, comfortable home is a good long term business. Cheaping out at every opportunity doesn’t work.

Please don’t make the mistake of buying the cheapest dishwasher you can find. You will just drag out a problem with more expenses you have to pay.
Smol Cat on 29/11/2023 - 12:00

+3

Another typical absolute trash landlord here. Maybe this guy is a troll coz no one could possibly be this ridiculous to ask such a inane question. Australia housing market is truly going to capitalist hell if these sort of questions are being asked.
ddilrat on 29/11/2023 - 12:26

If it came with the property you need to keep it in working order unless you listed otherwise on the rental agreement
try2bhelpful on 29/11/2023 - 13:35

+3

What I find astonishing is the OP is renting put the place but comes here for advice. If you are adult enough to be a landlord then be adult enough to do the right thing.
- Protractor on 29/11/2023 - 18:10
  
  The words out. This place is the font.
  
  But I'm with you. It's one thing to need your hand held for micro managing a scary life in the real world of adult humanity, but when you are the one putting a roof over someone else's head. your personality and capacity should be fit for purpose. As greed has exposed, not only can anyone be a landlord, but the unsuitable should be encouraged to apply, because there's moolah to be made. Poor fella my country.
ass3ts on 29/11/2023 - 14:04

Wait till you need to replace a built-in/integrated refrigerator.
- try2bhelpful on 29/11/2023 - 14:13
  
  Arghhhh. Don't get me started on that. We own our place and put in an integrated fridge. We are now stuck with having to buy shallow fridges because they are the only thing that fits behind the door. I have no problem with the concept but we should've built deeper cabinets to allow more options for the fridges.
CowFrogHorse on 29/11/2023 - 14:22

+1

Well if you made the dish washer available with the place that kind of implies its part of the deal…If its not part of the package, why did you leave it there ?

Then again maybe the front door is also optional along with the roof.
- Wort on 29/11/2023 - 17:27
  
  I think that tennant should bring their own architraves, there not essential and they always wrecking and chewing them! If the property isn't listed as styled, then there should be no expectations
  - CowFrogHorse on 29/11/2023 - 19:06
    
    You can think whatever you like, but the place was presented with the dishwasher, Just like it has light switches, its implied that the lights also work and are part of the deal.
    - Wort on 29/11/2023 - 19:46
      
      Was my comment to much sarcasm or not enough haha
      - CowFrogHorse on 30/11/2023 - 10:33
        
        @Wort: i was using you as my straight man.
Dack Smith on 29/11/2023 - 14:23

+1

Landlord is liable for every and all breakages, regardless of cause or reason

They’re the ones with all the cash
lukira nasimura on 29/11/2023 - 14:44

Came here for the bikers option…dissapointed.
Protractor on 29/11/2023 - 16:44

+1

The poll results indicate the OP should sell the property and get out of being "lord of the manor". Square peg in a round hole.
trapper on 29/11/2023 - 16:53

+3

The tenant rented a property with a functioning dishwasher, so you need to maintain that.

If you prefer not to include a dishwasher in your next tenancy, be sure to remove it before renting out the place.
imurgod on 29/11/2023 - 17:24

If it's a strata property, the strata (or the insurance policy) is responsible and will reimburse you.

Otherwise, it's the landlord's responsibility (and tax deductible).
- AustriaBargain on 29/11/2023 - 18:11
  
  I don't think strata will replace your dishwasher…
  - imurgod on 29/11/2023 - 18:19
    
    So many people think that but they absolutely do (at least in NSW).
    
    I know because I handle both strata insurance and landlord insurance and have multiple strata properties myself.
    
    I've had them pay for 2 dishwashers, 1 oven, a cooktop and an air con. Fixtures and fittings and external motors are strata's responsibility.
    
    I found this out after a landlord claim was denied and I read through everything.

Rental Property: Dishwasher Replacement | Who Is Liable to Replace?

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