White Goods Pack for Rental Property

hummy

Hi.

Just bought our first investment property. Before we let it out we need to get the kitchen white goods; cooker, fridge/freezer and washing machine.

Any moneysaving tips on purchasing these for rental properties and can anyone recommend any good sources.

THanks
Humayun

G_M

Get the biggest that will fit. Get basic functions and cheap makes. Shop around then consider John Lewis who price-match and give longer warranty. Bargain on price esp when buying multiple products.

new_home_owner_3

Are you letting it out furnished then? I was told to steer away from providinq white goods, has when they go wrong you have to replace them, i know you will get more rent but do you want the hassle.

Ive been called a few time by my tenants with different problems and they have had the property 6 months, luckily my homecare has covered this and i have not had to go round to do anything, or pay anyone to do anything.

I suppose its okay when they are new, but when they start to break and become old, you have to replace them again.

G_M

new_home_owner wrote: »

Are you letting it out furnished then? I was told to steer away from providinq white goods, has when they go wrong you have to replace them, i know you will get more rent but do you want the hassle.

I suppose its okay when they are new, but when they start to break and become old, you have to replace them again.

I disagree. I'd include them even on an otherwise 'unfurnished' let. Many tenants expect them and it makes finding a tenant much quicker/easier.

New, you have warranty, later you can opt for a Homecare package or similar, or just take the hit and fix/replace. but many will last years.

Hmmm. 'have to replace' ? See my earlier post:

Unless the Tenancy Agreement makes express provision, the LL does not need to repair a washing machine. Read the underlined part of s.11(1) (Landlord and Tenant Act 1985) below:

Repairing obligations in short leases.

In a lease to which this section applies there is implied a covenant by the lessor:
(a) to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes),
(b) to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences, but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity), and
(c) to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water.

So unless the lease specifically states the LL will repair, maintain, replace the washing machine, he doesn't have to. However many LLs do not know this.

Or they know it, but like me repair/replace anyway as part of good maintenance, good management, and good LL/tenant relations.

clutton_2

""but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity)""

i would be very surprised if this were to exclude cookers and water heating appliances (boilers) .... as a LL has a legal duty to provide heating

G_M

OP asked about "cooker, fridge/freezer and washing machine. "

I agree cooker would (almost certainly) fall within the repairing obligations, but not the others.

Having said that I re-iterate I would "repair/replace anyway as part of good maintenance, good management, and good LL/tenant relations."

new_home_owner_3

I suppose a lot depends on who you rent to, my house is rented to a family and they had their own white goods, i suppose if its a flat and its first time renters then it would be a advantage, has they wouldnt have to go out and buy the stuff.

On the other hand if i had my own white goods i wouldnt want to store them somewhere whilst i was renting and then use someone elses white goods.

clutton_2

have you talked to l ocal lettings agents to find out what local tenants want ?

dizziblonde

I only ever tend to expect a cooker when I'm looking for somewhere to rent - indeed probably wouldn't look at somewhere that had all white goods provided as I've got my own washer/fridge/freezer/dishwasher (best machine ever invented) etc. Cookers are kind of different in that so many kitchens have them integrated these days.

All the places I look around when switching rented accomodation (granted we're in the "professional couple" end of the market) only ever have the cooker included - and plumbing for the other stuff.

coper

hummy wrote: »

Hi.

Just bought our first investment property. Before we let it out we need to get the kitchen white goods; cooker, fridge/freezer and washing machine.

Any moneysaving tips on purchasing these for rental properties and can anyone recommend any good sources.

THanks
Humayun

Having been both a landlord and a tenant for a number of years, my approach is to always treat others as you wish to be treated and I'm pleased to say to date, I've had no major issues with either any landlords or tenants I have dealt with.

In my experience, white goods (cooker, fridge/freezer and washing machine) definitely help make a property more "ready to move into" and hence more appealing to potential tenants and as others have said, just buy cheap and cheerful "no-frills" makes and models.

I use a number of price comparison sites before buying anything but good old Argos, Comet and Currys always tend to be good value.

Hope this helps,
Coper

Owain_Moneysaver

Cookers and fridge/freezers are generally reliable - there's not a lot to go wrong, and fairly simple to fix when they do.

Washing machines more complicated - in an unfurnished property I think most tenants would expect to provide their own.

Second-hand / scratch'n'dent appliances will be fine for many lets, if they're clean.

Be aware some retailers refuse to replace/repair appliances put in buy-to-let property as they class it as a business-to-business sale.