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

  • b1nch1cken on 28/11/2023 - 12:25
    +45

    Landlord. I had one repaired when I was still renting

    • HeWhoKnows on 29/11/2023 - 07:49
      +9

      Landlord needs to repair or replace.

    • Salternative on 30/11/2023 - 17:33
      +2

      I have rented out properties with dishwashers before.
      It a wear and tear item, the landlord should replace it ( it is depreciation item in the tax returns anyway for that purpose ), the only way tenant would be responsible if they broke a brand new dishwasher , or damaged it for example broke off the dishwasher door and its not covered by warranty , basically the principle is you are supposed to leave things as you find it, factoring in normal wear and tear.

    • Logical on 01/12/2023 - 00:11

      that's 'cos a dishwasher is a 'hard wired' connected appliance just like a cooktop, rangehood and oven except that the 'hard wiring' is via the drain hose clamped onto the drain trap under the kitchen sink. Always the landlord's responsibility.

      a fridge on the other hand is plug and play.

      • samsta7866 on 01/12/2023 - 09:10
        -3

        Dishwashers are 240v plugs and water connection no different to your washing machine

      • CurlCurl on 02/12/2023 - 10:42

        that's 'cos a dishwasher is a 'hard wired' connected appliance just like a cooktop

        What?

  • sumyungguy on 28/11/2023 - 12:29
    +14

    Did you list it as an inclusion? https://www.rta.qld.gov.au/during-a-tenancy/living-in-the-pr…

    • HeWhoKnows on 29/11/2023 - 07:58
      +57

      Usually any "fixtures" that were in the apartment during the initial inspection are counted as an inclusion unless otherwise specified.
      This includes items such as stoves and air conditioners.

      • amrdeus on 29/11/2023 - 22:25
        -1

        Yup. I agree with this. 99% of the time it's up to the landlord. But theoretically landlord can remove it before they rent it out and then if a tenant chooses to rent out a place with a whole in the cabinetry and chooses to put a dishwasher there, then it'd be up to them. But you'd have to be a pretty weird landlord to do that…

        • Jolakot on 30/11/2023 - 08:37
          +1

          At least in VIC, this also applies to photos in advertisements.

          If the property previously had a dishwasher, and the landlord used old photos from before it was removed, then VCAT will order them to make it right.

          Has to be explicitly mentioned as an exclusion in the lease and the listing. Seems harsh, but I suppose it's the same standard as any other advertisement under consumer law.

          • gdogdiggity on 01/12/2023 - 09:38

            @Jolakot: Oh man I wish I knew this! Our photos all had a dishwasher, though at inspection the REA said it would be removed prior to tenancy (which it was) so we bought our own. Does that disclosure mean they're off the hook for making it right?

            • Jolakot on 01/12/2023 - 18:32
              -1

              @gdogdiggity: If you were made aware of the exclusion prior to signing the lease, then they're off the hook… unless you're willing to lie (under oath) that you weren't verbally told that

              A good agent would also put this exclusion in the lease to remove any potential for confusion though

        • figarow on 30/11/2023 - 16:03

          I didn't know a tenant could mess with plumbing like that?

          • amrdeus on 30/11/2023 - 18:36
            +1

            @figarow: They might have to ask if they're doing anything they can't undo like adding a new hole or something. But if there's an empty cavity it would be there to take an appliance like this. But again this kind of thing is unheard of. Reason I brought it up is because I know a place that's rented out like that but it's a small place and that's where the washing machine would go. But theoretically the tenant could put a dishwasher there.

          • gdogdiggity on 01/12/2023 - 09:38
            +1

            @figarow: It's not quite up to the level of 'messing with plumbing' given the bones are usually already there under the sink, you just need to plug and play, so to speak. Not like moving pipes etc.

  • Drakesy on 28/11/2023 - 12:31
    +214

    Geezus the entitlement of landlords in this country…
    Take some ownership over your investment and stop getting the tenant to pay for your property.

    If the house had a dishwasher when the tenant moved in then it's on you to ensure that they still have one as it's included as part of the rent (appliances.)

    Just read the rental agreement.

      • Drakesy on 28/11/2023 - 12:42
        +68

        No issues taking ownership

        My question is: Do I need to replace this? I mean tenant can get their own dishwasher machine, just like washing machines and fridges.

          • ribze1 on 29/11/2023 - 20:48
            +8

            @ATangk: Come on, it's obviously the OPs and was already there when the tenant moved in.

        • Jolakot on 30/11/2023 - 08:39
          +7

          If you've done so well for yourself, then why don't you have air conditioning?

          • SlickMick on 30/11/2023 - 09:03

            @Jolakot: I'm cheap

            p.s. I wasn't referring to myself. My ROI is crap.

    • 1st-Amendment on 28/11/2023 - 12:45
      -2

      Geezus the entitlement of landlords in this country…

      The entitlement starts and ends with what is in the contract. Either it's included or it's not.

      If the house had a dishwasher when the tenant moved in then it's on you to ensure…

      Not necessarily. You can offer furniture and appliances 'as-is' meaning they aren't part of the tenancy but offered as goodwill with no liability implied.

      Just read the rental agreement.

      That's right, so why the need for the outburst?

      • Drakesy on 28/11/2023 - 13:51
        +8

        Not necessarily. You can offer furniture and appliances 'as-is' meaning they aren't part of the tenancy but offered as goodwill with no liability implied.

        Fair, but furniture and appliances are two very different things.
        Furniture is not core to the house/fixed in place upon installation.
        Appliances such as AC,Stoves,Ovens and dishwashers all would be. Of course it goes back to the agreement, but i highly doubt you'd be allowed to let out a house with no warranties for the upkeep of ovens/stoves, imagine a tenant having to shell out for someone else's kitchen.

        • jv on 28/11/2023 - 14:12
          -6

          Furniture is not core to the house/fixed in place upon installation.

          Washing machines, fridges and dishwashers are not core to the house or fixed in place either…

          • SteveB00 on 29/11/2023 - 09:38
            +4

            @jv: Dishwashers can be integrated (fixed) or freestanding.

            • jv on 29/11/2023 - 09:39
              +1

              @SteveB00: This one isn't though.

              • SteveB00 on 29/11/2023 - 09:54
                +1

                @jv: Isn't which? Where did the OP specify integrated or freestanding? (Though freestanding is more common.)

                • jv on 29/11/2023 - 09:55
                  +3

                  @SteveB00:

                  Where did the OP specify integrated or freestanding?

                  I asked them.

                  • SteveB00 on 29/11/2023 - 10:17
                    +1

                    @jv: Sorry, I missed that.

            • payless69 on 01/12/2023 - 08:12

              @SteveB00: or can have 2 real legs?

      • AustriaBargain on 28/11/2023 - 13:58
        +4

        The photos on the real estate website surely included things like dishwasher and ACs.

    • AustriaBargain on 28/11/2023 - 13:57
      +7

      Things were better back when being a landlord was a profession and houses were cheap. I guess it's all those professional landlords who owned a lot of houses who benefited the most from the housing bubble. If you own 10 properties and they all are worth a million more than they were 30 years ago why would you be complaining. You'd be spending.

      • jv on 28/11/2023 - 14:13
        +5

        If you own 10 properties and they all are worth a million more than they were 30 years ago why would you be complaining

        So I could buy my 11th property.

      • blitz on 28/11/2023 - 17:45
        +7

        I mean tenant can get their own dishwasher machine, just like washing machines and fridges.

      • Smol Cat on 29/11/2023 - 11:58
        +15

        Classic JV. With the amount of time you waste here reading posts you'd think you'd at least have decent reading comprehension. Zero ability to read between the lines. User reading level: very poor.

        • jv on 29/11/2023 - 12:28
          -7

          That's just opinion and conjecture…

    • bargaino on 28/11/2023 - 22:25

      You are right, but a bit harsh.

      It is not completely obvious, because for no rational reason, people thinkl of dishwashers and washing machines quite differently. Even a new house often comes with dishwasher included, but rarely the clothes washer. Why? they are the same size, and plumb into the house the same way.
      People think they need an "expert" to install a dishwasher, but not a clothes washer. Rentals often come with the former, but not the latter.

      In the end of course, the agreement applies. As both a tenant and a landlord, I've had a clause for "appliance is present but no guarantee. Will remove if breaks."

      • knk on 30/11/2023 - 14:56
        +1

        That's a good point, I was thinking that since a dishwasher is "meant" to be connected by a professional it should be an included item. But you'd expect your washing machine to be in the same boat then.

        Weird, doesn't make sense but yeah - dishwasher should be repaired by the landlord.

    • borrisz0r on 29/11/2023 - 11:52
      +3

      I don't think this is entitlement. It's just a landlord who doesn't understand his responsibilities…. And can't be stuffed checking it. I'm not certain if that is better or worse.

      Much easier to ask ozinvestment for their 'advice' on something that is cut and dry….

      • SlickMick on 29/11/2023 - 17:51

        Why are we even here if not to give our opinion on people's queries?

        Op can distinguish between those bitter against landlords and don't have anything useful to contribute, and those with some experience who can help.

    • CalmLemons on 29/11/2023 - 14:46
      +1

      The landlord will be confused. Dishwasher would be considered fixture and fittings, as it is built into the house.

      Is this case, landlord to repair or replace.

      That said, you have many instances where appliances are not used properly by the tenant, or cleaned appropriately which damages the device.

      Landlords job to fix things, but tenants jobs to ensure proper use.

      I would think for aircons, it would be the tenants responsibility to clean the filters every now and again for example.

      For dishwashers, tenants responsibility to remove all food scraps and clean out the dishwasher filter from time to time.

      Dishwashers do break so yeah.

      Just jack up the rent next time to be honest, what else can you do? Expenses increase, so do rents.

      • Jolakot on 30/11/2023 - 08:44
        -1

        Proper use doesn't include any maintenance that requires disassembly, for white goods if it requires a screwdriver then has to be done by the landlord.

        • CalmLemons on 30/11/2023 - 22:59
          -1

          You unscrew the filter cap at the bottom of the dishwasher by hand and wash it out, pick out the food debris, and put it all back in.

          No screwdriver required.

          People though should learn how to use a screwdriver. I know it can be scary. There's a few youtube videos on it.

          • CurlCurl on 02/12/2023 - 10:47

            @CalmLemons:

            People though should learn how to use a screwdriver. I know it can be scary. There's a few youtube videos on it.

            But, do they show the difference between left and right hand screwdrivers?

    • netjock on 30/11/2023 - 10:39

      Geezus the entitlement of landlords in this country

      Most people become landlords not knowing what they are in for.

      They can see the detail between paying $1m for a property and it becoming say $2m in 10 years time. Lot of troubles along the way. Tenants are human too and yes they do good and bad things.

    • kaleidoscope on 01/12/2023 - 23:37
      -1

      I believe you could have made your point without going into “entitlement” talk.

  • this is us on 28/11/2023 - 12:36
    +26

    Don't be a dick terrible landlord bad greedy person
    Just do what you are supposed to do…

    • Bman17 on 28/11/2023 - 12:48

      Of course not, will do mate :-)

  • Benoffie on 28/11/2023 - 12:37
    +30

    Ffs, really?

    Just buy a new one. This kind of douchebaggery really gives landlords a bad name.

    It might put you out $500 for a half decent one on clearance…. 🤷‍♀️🤔

      • ThithLord on 28/11/2023 - 14:39
        +51

        He really lives rent-free in your head, huh? A Landlords nightmare

        • jv on 28/11/2023 - 14:40
          -1

          He really lives rent-free in your head, huh?

          full rent

          no discounts.

    • knk on 30/11/2023 - 14:56

      Yeah I put a $300 bunnings dishwasher into my rental 6 years ago and it's still going strong.

      They're not even expensive.

  • try2bhelpful on 28/11/2023 - 12:38
    +10

    Dishwashers are built in and have installation costs. Refrigerators and washing machines don’t.

    • geekcohen on 28/11/2023 - 12:46
      -2

      I guess that is technically true, but a Dishwasher is like installing a washing machine. Hook it up to power, water and drainage, done. It can be a bit of a fiddle, but still not overly complicated.

      • try2bhelpful on 28/11/2023 - 12:49
        +2

        It is more than that, the dishwasher has to fit the hole for it snugly. I’m not sure the landlord would be happy for someone to DIY installing a dishwasher.

        • geekcohen on 28/11/2023 - 13:04
          +4

          Yes, but that also goes for a fridge. Not all fridges fit in the hole, I found that out in the place I bought! The fridge was too big, ended up buying a new one.

          As a tenant, I wouldn't be expected to fit a dishwasher on behalf of the landlord. But as a landlord, I would happily go to Harvey Norman, get a new one, take it to the rental and fit it all myself.

        • knk on 30/11/2023 - 14:58

          That too, especially if its an older house the cut out will often not be big enough for the….is it a filter? Big chunky thing inline with one of the hoses can't remember now.

          Anyway both the places I've owned I've have to cut out a bigger hole upon replacing the dishwasher when I moved in.

    • sumyungguy on 28/11/2023 - 12:55
      +4

      Freestanding dishwashers are similar to washers, dryers and plumbed-in fridges. You may be referring to semi or fully integrated dishwashers which require more expertise.

      • [Deactivated] on 28/11/2023 - 13:08
        +1

        And majority of houses have built-in dishwashes. I'm yet to see a freestanding one.

        • sumyungguy on 28/11/2023 - 13:22
          +2

          Older houses and lower-cost new houses tend to have freestanders. They still fit under-bench. Semi and fully integrated are more expensive, for owners who are more effluent and like noice things.

        • MS Paint on 28/11/2023 - 13:26
          +2

          You must only visit fancy custom homes.

          • [Deactivated] on 28/11/2023 - 13:29
            +4

            @MS Paint: I think there may be some mix ups of definitions/terms.

            I consider a dishwasher in a kitchen plumbed up and in an enclosed space as fixed/built in.
            People don't tend to disconnect them and take them with them when they move.
            As per my comment further down the post: "A dishwasher is usually a fixed appliance, just like an oven and stove, which are not moved house to house."

            • sumyungguy on 28/11/2023 - 13:43
              -5

              @[Deactivated]: In Australia the only appliances you can expect to have included are stove/cooktop/oven (and maybe aircon). Here's an example: https://www.realestate.com.au/property-unit-qld-newstead-437…

              • [Deactivated] on 28/11/2023 - 13:48
                +2

                @sumyungguy: I never said for it to be an expected include. I said that if there is a dishwasher there, it is essentially a fixed item.

            • MS Paint on 28/11/2023 - 13:44
              +2

              @[Deactivated]: This image from Bosch shows the typical industry naming convention for dishwashers.

              • [Deactivated] on 28/11/2023 - 13:49
                +4

                @MS Paint: Fair enough. I still stand by what I said though; a dishwasher is essentially a fixed item that doesn't move house to house (although I'm sure some people do).

        • SteveB00 on 29/11/2023 - 09:45

          My last rental had a freestanding dishwasher and I just bought one for my current unit. Built-in is a PITA if anything goes wrong; freestanding you just drag it out and disconnect the hose and power cord.

          Appliances Online lists over a hundred freestanding dishwasher. https://www.appliancesonline.com.au/filter/dishwashers/frees…

        • LFO on 29/11/2023 - 12:37

          I'm yet to see a freestanding one.

          Very good point!

          We recently (July'2023) needed a freestanding one and was quite difficult to source a good, quality, reliable freestanding model.

        • Nebargains on 29/11/2023 - 16:40

          A lot of houses have freestanding dish washers that simply sit in a cavity like a fridge or washing machine

        • SlickMick on 29/11/2023 - 17:58
          +1

          source?

          In the circles I move in, I have never seen a built-in dishwasher.

          Just buying a new one, and it isn't a built-in.And there were more stand-alone in the store, and the sales rep didn't even suggest a built-in, even though we're doing a full kitchen reno.

          I suspect that you might not realise that free-standing dishwashers can now be purchased with an adjustable top to look like it's built in because it sits flush under the bench.

    • CurlCurl on 28/11/2023 - 13:55
      +6

      Dishwashers are built in and have installation costs. Refrigerators and washing machines don’t.

      Dishwashers are not BUILT IN. They slide into a cavity, plugged into a power point, inlet and drain house connected just like washing machines.

      • LFO on 29/11/2023 - 12:42
        +1

        Dishwashers are not BUILT IN. They slide into a cavity, plugged into a power point, inlet and drain house …

        Yes and no.

        The freestanding ones have all sides (but back) covered with metal(?) "appliance-white" panels.

        The non freestanding have only the front, looking good and pretty.
        Yes, plumbing and power are about the same for both.

    • rumblytangara on 28/11/2023 - 14:05
      +3

      Dishwashers are built in and have installation costs. Refrigerators and washing machines don’t.

      Not sure that distinction is terribly relevant- I have replaced both because the place was supplied with both, and at no stage thought it was the tenant's responsibility.

    • jv on 28/11/2023 - 14:15
      -1

      Dishwashers are built in and have installation costs.

      Nope, just a hose connection and plug in the power cord.

      Otherwise, it can be slipped right out form under the cabinet.

      It's not like an oven or rangehood.

      • SteveB00 on 29/11/2023 - 09:48
        +1

        Some dishwashers work this way. There are also building-in or 'integrated" ones that are semi-permanent fixtures.

        Appliances Online lists over 50 built-in dishwashers (which is about half the number of freestanding one).
        https://www.appliancesonline.com.au/filter/dishwashers/frees…

        • netjock on 30/11/2023 - 10:40
          +1

          Lesson learnt.

          Don't get integrated or dish draws.

          Get those free standing slot in and out ones. If they break get a new one delivered and simple to hook up.

        • aekt on 30/11/2023 - 13:10

          While I agree that landlord needs to repair dishwasher, replacing it is not a complicated affair.

          Built in or semi built in has two more screws attaching it to the adjacent joinery. Apart from that they also plug in, connect hose and slide in affair.

          Semi built in is basically a free standing one without top and side panels. Built in is similar, but without front panel, needing joinery to be made to suit and match the rest of the cupboard.

      • LFO on 29/11/2023 - 12:44
        +1

        just a hose connection and plug in the power cord.

        Almost like any 250 litres hot water system … actually … nah

        • jv on 29/11/2023 - 12:47

          Almost like any 250 litres hot water system

          No, they need installation by a plumber. A dishwasher doesn't.

          • LFO on 29/11/2023 - 12:52

            @jv: What if the dreaded "tenant" IS a plumber …

            • jv on 29/11/2023 - 13:04
              +1

              @LFO: 😲

              Plot twist…

    • infinite on 28/11/2023 - 15:33
      +2

      Dishwashers take less than 2min to install, then you run them for 3 min to make sure nothing is leaking.

      You shove the washer into it's kitchen space, connect the water line, connect the outflow tube to your pipe, then plug the washer into a power point.

      Where is the cost or difficulty in that ?

      It'll take you longer than that just to move a fridge into position and adjust it's feet to make it level.

  • omguleh on 28/11/2023 - 12:39
    +25

    Was it there and working when they signed the lease? If yes then you need to replace.

  • geekcohen on 28/11/2023 - 12:45
    +8

    I received a rental repair request from the tenant to replace the dishwasher as it is not turning ON.

    Has it completely died? Surely it has power to it?

    Just because it isn't turning on doesn't mean the tenant can request it to be replaced. A landlord can opt to get it fixed, however, in most cases, it is cheaper to just replace it with a half-decent one and avoid the stuffing around.

    I would inspect it yourself to check over it before replacing it, the tenant could be mindless and done something wrong, like turned it off.

    • jellyhead on 28/11/2023 - 15:08
      +7

      Yes I was once asked to replace a range hood which tenant reported wasn’t working, went and had a look, turned power switch to on, and hey it works

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