[Jules A]

Any info would be most helpful. I recently bought a rental property and the dishwasher is not working and this is something I know a tenant would expect. Is this even worth paying someone to check into reparing it?

My other question is how long do these things last and is it a decent option to look for a good condition used one on Craigs list?

As you can tell I'm trying to be as frugal as possible. Heck I don't even have a dishwasher so I'm clueless.

[legzzalot]

For me, with 4 of us living here we HAVE to have a dishwasher. For others, not so much. If the dishwasher is listed in the lease agreement (things that are included with house) then your rental co needs to fix it. We just went through that fiasco with mine. They tried to say the dishwasher was not covered and if it broke then we needed to replace it or fix it but they were not responsible. My issue with that... Dishwasher was listed as an ammenity with the house and it is in our lease. So I threatened to take $50 a month out of my rent for them not providing the ammenities listed with the house in the rental agreement. Fortunately, when i called hte guy out to get an estimate to send to them, it was a simple 5 minute fix and he only charged us the diagnostic fee ($65) and it was fixed. DH2B didn't push it to get reimbursed from the rental co, but I wanted to.

[Dejibo]

I use my DW about once a year. period! but there are others that expect it, count on it, and would be lost without them.

A used DW from Craigs list is a good idea as long as it works. it doesnt have to be a fancy pot scrubber sanitary rinse thing for a rental, just has to work. A basic run of the mill machine should suit everyones needs.

You may find shopping the sales at stores will net you a better price on a new machine, with a warranty. Haggle! even on sale, I always ask the salesman "is this the best you can do?" shop sites that compares stores for you like Mysimon.com or the like. There is NO need to put a fancy machine into a rental unit.

The more bells and whistles it has, the more things there are to be broken. A simple DW should be fine. I would really think you need to invest in one tho.

[NeuroNixed Craig]

Hi Jules,

The big question here is why did you buy a rental property? I am going to assume to generate an income source for you. Based upon that assumption, you renting it out vs. using it as your primary residence, a dishwasher is a necessity to a potential quality renter.

The cost of a dishwasher is very cost effective when extrapolated over the life of the appliance. Attempting to be frugal with a dishwasher will end up costing much more money in time and repair. Just to have a repairman of quality to come out and look at the appliance will be approximately $80 + an hourly parts and labor expense.

Lowe's or Home Depot have great sales on dishwashers making it very economical to purchase to your advantage. Purchasing a new dishwasher, and they can arrange for the delivery and installation, you may qualify for the Energy Star incentives, store 10% discount, up to 36 months interest free using their credit card, not to mention the tax write off for the property improvement on the rental home. I am guessing here but you would get away with a total investment of under $500 out of pocket before incentives.

Let's not forget as a property owner you will now have peace of mind not getting late night or weekend calls for the repair or service of the frugally purchased dishwasher. Am I making sense here? I've learned this lesson the hard way..................a couple of times.

Just my insight on this question.

[Kitty]

I would think a basic dishwasher would be sufficient. Dej is right....the more options it has the more that can go wrong with it.

Also, keep in mind that some renters have the mentality that they don't need to take good care of the things in the house since it's not really "theirs". They figure if it breaks it's your dime that will be fixing it. I think if you screen your renters and get someone that's mature and reliable you won't have a problem.

Try Best Buy. You might even be able to get a warranty on it. You can "deal" with the employees at Best Buy....if you want something just bargain for it and they'll usually give it to you in order to make the sale.

[legzzalot]

oh if you have a sears store in your area ask where their warehouse is. The warehouse usually has a scratch and dent section. My mom get her $300 dishwasher brand new from there. There was a dent on the side of it (which you can't see when the dishwasher is installed; but they only charged her $100 for it. If it doesn't already have a washer and dryer in the unit, I would recommend not including one in the lease and letting them get their own so you are not responsible for repairs and maintenance. or not including it in the lease as an ammenity. One more tip: make sure the renters have renters insurance on the property and you have the policy information. It is a lifesaver in the long run, especially if they have children and/or pets.

[SallyC]

You could offer as part of the rental pkg, a years supply of paper plates..

[jprinz99]

my opinion is buy a basic, good priced washer. Saves water expenses (you did not mention if you are paying the water bill or renters are responsible)

You also would have fairly decent confidence it would last several years with no new "issues". It also keeps good renters happy.

in other words- don't be penney wise and pound foolish.

[AfterMyNap]

I agree with Legz, crash-n-dent is the way to go. Just last week I saw a floor model KitchenAid for $140 because it had been on display for a year and had no box.

I love my dishwasher, it's a fantastic place to stack my freshly hand-washed dishes for air drying.

[Lady]

I agree, with those that agree, Huh??.. that dented or floor models are the way to go. I got my refrigerator with small dents on both sides of the appliance. The two front doors were fine.

I have a hole in my kitchen wall, just to slide a refrigerator in (made for it). So no sides are ever seen by anyone, unless it is pulled out to clean behind it.

I got a great deal at Home Depot (less than 1/2 price) because of the dents. It made up for the difference I paid to get a nice, new stove that was insulated well.

The last stove I had made you feel like you were in the oven when it was on. Cheap builder's special (14 years old) with thin walls and it weighed nothing, as a feather.

Just thin walls and hard to clean areas on top, and in the oven. Glad to see that sucker go. They even took it away for me, no charge.