If I had a great 5 year tenant, I would not split hairs, and would try to keep her happy. Every moveout is costly.

The alternative is to evict, or raise the rent and possibly make her leave...then you can have a 2 month vacancy, rent to someone not as "great" who may leave at the end of 12 months and you can start over painting everything again.

Eve

John DL Arendsen What does the lease say? It looks like you have established a precedence for stepping up. It's going to be hard to draw the line with this tenant. Good tenants are hard to find.

Pay the bill and file it under:

1. Write-off

2. Marketing as in good word of mouth

3. Love thy neighbor

4. Money well spent

5. Going the distance

6. Why not?

I would pay the bill and keep the tenant but convey to her in a kind way that the appliances are only in the home as a courtesy and not part of the agreement.  

Is the refrigerator your property or hers? Is it part of the equipment in the lease? If so, it's your lookout. Otherwise it's hers.

You've done a lot to keep your good renter happy. If you feel she's being a little unfair, just say so and maybe offer to pay for some of the repair, but not all if you feel it was not at all your obligation. 

You will know when it is time to move on to a new tenant.

John DL Arendsen - I'd say, relationship matters most.

An almost similar answer to many, just a different perspective.

Well you have a long term tenant that appears to want to stay. How is she taking care of the inside of the house? That would tell me a lot about my decision. 

If she's taking great care of the inside...then do it. Long term good tenants are hard to find. Suck it up and do it. 

Plus...you spoiled her from the start. 

I am looking for a new tenant for a rental I own - rentals are not seeing a high demand right now in my area - I would not get rid of a long term tenant! 

I guess I'd have to ask, what does the rental agreement say?

Good tenants are so hard to find..wouldn't it be worth it to keep her happy?

That is another reason we do not provide frig, washer and drier. Perhaps you can steer them to a refurbished appliance store. Many are almost new for like $350.

There does come a time when the tenant needs to stop nickel and diming. If you allow it to continue it will likely only get bigger and bigger.

What does your rental / lease agreement provide for?  You get to decide how to handle it. 

I spell out in the lease that they are only borrowing the appliances and that they are responsible for keeping them in good repair.

Generally I will replace them if they wear out, but if a tenant starts making demands then I remind them that they are responsible for all repair bills.

Depends on the rental market and her rent in comparison to the market rental rates? In my lease all repairs, except negligence, are covered by the landord. It is why I pay rent!  

Long term tenants deserve special attention.

It will depend on what you put or did not put in your lease. Most often on upscale rentals, i include stove and dish washer which i maintain, if it is deemed something the tenant did to break it, they pay. I charge extra if they want lawn care included

This responsibility needed to be in writing within the four corners of the lease. If not in the lease but you left the appliances, you will need to prevail with the position that the appliances were left at will.

this will be tough for you to prove since you, not the tenant, have replaced appliances during this tenant 's stay.

I suggest an attorney review your next step.

Good Luck!

Glad you liked my answer about the home warranty.  It's really a win-win. And it will assist you in getting your tenant to 'be part' of the fix by paying the small service fee. Good Luck.

John,

I really don't know how to advise you.  In commercial real estate when the time between long term tenants leasing vacant space can vary from instant to a year depending on the marketplace, we would often calculate the amount of money lost in rent, advertising the vacancy, plus the amount of commision on a new five year term plus the concession needed to get them there, the legal machinations in negotiating a new lease....and whatever new improvements were needed to adapt the space to their needs, and often some rent free time.  That gave us an objective answer.  I hope that helps you translate it on your terms.  A

I do know that you don't have commission to pay, etc.  In the long run you are improving your property, so that improvement may be deductible...there are so many pros and cons.

Good luck with your decision John DL Arendsen 

Not being a landlord I will forgo giving an answer. 

In my area you are responsible. But ... if she calls for repairs - she fits the bill. Not to mention all the wear, tear & abuse has been from her over the 5 years. After that amount of time all the appliances are worth zero to anybody.

I don't know how easy or common it is to have a 'great' 5-year renter, though to me, that would have value John DL Arendsen.  You have done numerous repairs for appliances and I would do the same for the refrigerator.  Knowing the appliances are not hers and that you left them for her use, they are still yours.  Now would hard feelings arise, as you have done so much in the past, and she has been great in your opinion?  Would not paying for this repair, as it's your appliance, start that downward spiral of you eventually looking for another renter?  True, you have supplied the gardner / landscaper service, and she obviously 'enjoys' it, but it is to 'your benefit' to maintain your property.  That is very nice, though should not be considered as far as appliance repairs go, because that gardner was your choice and not something she asked you for.   

Tell her you're willing to split the cost. 50-50. Start gently easing her into self-reliance. Now on the other hand . . . a 5 year good tenant deserves some coddling -- especially in the land of the 'California Squat' . . .

For me, when they buy a house through me 

You should refer to your lease, the law, relevant court cases and other things  applicable to your situation in order to determine what you can and cannot do.

Warranties on many appliances are very short periods of time these days.

You will be hard pressed to find a judge who would agree that she whould take the responsibility on this.  IMHO

Hi John, I have in my lease agreements that certain appliances are provided without warranty (washer, dryer, fridge).  I also put in that tenants may be required to pay for the service calls and repairs (in general) depending on the cause.

Personally, unless the rent is far below market value, I wouldn't consider changing tenants, you could end up with one that is much worse.  Plus, certain things you expect to be taken care of by the landlord, just like when selling a house.  You expect the washer and built-in micro to work.  If the fridge broke because of how they're using it, then bill them.  If it's a 20 y/o fridge and the  part wore out... pay it and use it as a writeoff.

Since the appliances are yours, it's your responsiblity. It is hard to find good renters, so hold on to this one. Raise the rent, if you have to, but that is the cost of doing business.

It's your call as to whether you will fix this or not.  If you don't will the tenant become less cooperative and more difficult?  Or will she understand?

When the lease comes due make the changes or raise the rent to cover items like these.

Sounds like you have a bird in the hand.

step up and repair what needs to be repaired, if it belongs to you.... if she's paying fair market rent, why would you give conscientious tenant a "notice to quit?"  if she's not paying fair market rent, raise the rent.... but the bottom line, as I see it, is to reimburse her for repairs....she was keeping your appliances in working order...

Good luck.

I wouldn't worry about it myself - I've had a tenant for 8 years who left about a year ago for a less expensive apartment - she recently called and begged me to open a unit for her.

Mike & Eve Alexander nailed this one!

 Mike & Eve Alexander are on it!

I think you have the answer in raising the rent, to recoup some of the costs.  However, I would suggest that once the appliance dies, you don't replace (if you don't want continued maintnance and you are confident future rentals won't need the appliances). 

If the unit was without appliances and you you are allow her to use yours, you should not have a problem with asking her to pay for the maintenance of them.  However, that should have started previously.  Since you have maintained before, not sure how she'll handle it.

In the future, I would highly recommned you have an agreement, in writing, so you don't have any disputes.  Good luck!

You may be over reacting to a wall intentioned tenant.

However, this may be your opportunity to discuss your coming property upgrades AND the rent increase that is planned. (As you know you should have been doing 3% annually anyway)

Make certain the new rental agreement is explicit regarding who is responsible for what. You may want to refer to some of those old "Rent with option to buy' contracts for verbiage needed.

When is it time? When the numbers and economics say.

John -- your definition of a "great" tenant is much different than mine.   I'd be verifying our lease and local landlord/tenant laws before providing proper notice if necessary.   Good luck.