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If A Tenant Wants To Repair Everything, They Would Become A Homeowner.

When getting a home ready to rent, I tend to ask myself if it is in a condition that I personally could live in it.  If not, I tweak the things that would make it a nice home for someone.  It;s a key to success for me and helps make the home truly “rent ready”.

Often the biggest thing a landlord overlooks or cuts corners on are appliances.  My best advice to any landlord  – don’t be cheap on items that get used ALL the time – appliances, door locks, garage openers, etc.  Repairing some of these items often can cost more time and money, than if you just installed good ones from the beginning.

Common mistakes landlords make with appliances:

Providing old, secondhand stoves, fridges, dishwasher, etc. for tenants.  You might save  money upfront, but these are expensive to repair. Usually it's cheaper to install newer ones from the get go.

Having the mindset that you do not have to repair appliances.  Repairs are a part of being in the landlord business – doesn’t matter if the AC breaks, the roof leaks or the washer stops working – landlords are responsible for repairs.

Appliances that cause the biggest problem for landlords?  Washers and dryers.  It’s a great leasing point for tenants but expensive to repair.  So if you do not want to repair it, remove it from the home.

Thinking that items such as water purifiers/softener, garage door openers, etc., are just a “bonus” for tenants.   Although perks and add to the value, these items are still a part of the home and it is not the tenant responsibility to maintain and repair, unless they broke it from misuse/neglect or written in the lease. 

Can you exclude these items for repair in a lease?  Sure you can.  But keep in mind, doing this leads to one thing: vacancy. If someone wants to repair everything they would be a homeowner, not a tenant. And what it more expensive – repair or replacing a fridge or no rental income for a month or longer?

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This blog is written with my opinions and my opinions are  presented with accuracy but not guarantees. Please talk to a professional before making any real estate, financial or agency decisions.    Gabrielle Kamahele Rhind - 2014. If you want to reprint parts of this - just email me for my permission: .


Comment balloon 6 commentsGabrielle Kamahele Rhind • May 20 2014 05:18AM


I repair immediatly when they are repairable and when not, I call Sears and tell them to get a new one there today. My longest tenant is 14 years, newest 3 years and some in between.

Posted by Rob D. Shepherd, Principal Broker GRI, SRES (Windermere/lane county) almost 6 years ago

Hi Gabrielle!  The title of this article made me smile.  These are great tips for landlords who wish to have quality, long-term tenants.

Posted by ReadySetLoan Condo Approval Team, The FHA/VA Condo Project Approval Specialists (ReadySetLoan Condo Team LLC) almost 6 years ago

Great advice Gabrielle. Service calls on appliances can really add up.

Posted by Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366, General Contractor, Dry Rot and Water Damage (Dry Rot and Water Damage Mobile - 916-765-5366) almost 6 years ago

Great post, Gabrielle.  It's been said before and it's still true:  You can pay now or you can pay more later.

Posted by Gabe Sanders, Stuart Florida Real Estate (Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales) almost 6 years ago

They should be a home owner however if put in the same situation they wouldn't fix every thing! 

Posted by Paul S. Henderson, REALTOR®, CRS, South Puget Sound Washington Agent/Broker! (Fathom Realty Washington LLC) almost 6 years ago

I won't allow a landlord to refuse repairs on the lease.  They either want to be a landlord or a seller.  

Posted by Florida Tolbert Team Keller Williams Advantage, Keller Williams Land Division Specialist (Keller Williams Advantage III Realty in Lake Nona) almost 6 years ago

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