Posted by David Krulac on May 12, 2008 at 12:01:33:
that’s another reason I don’t like to buy frig, because I don’t want to spent 2 hours cleans some one else’s c*ap.
Around here Salvation Army has a program where they’ll supply a used frig to somebody in need for free. Well the tenants figured out that they could leave the frig trashed out, moved to a new place and have the S. Army deliver another frig. Saves cleaning for them and all that heavy lifting too.
Used appliance store in Atlanta - Posted by Kazi
Posted by Kazi on May 10, 2008 at 09:06:08:
Any of you know of a good used appliance store in the Atlanta metro area. I need to buy two refrigerators for two rental properties that I acquired last week. Thanks for any info.
kazi
Re: Used appliance store in Atlanta - Posted by Kazi
Posted by Kazi on May 12, 2008 at 10:32:41:
Thanks everyone for your input. This was every helpful. I have been to a few stores including the sears outlet store where they sell new appliances with a few scratch and dents. The best deal I have seen so far is at lowes; they are selling 20.5 cu ft frigidaire refrigerator with ice maker for $528 (delivery free after rebate). I think I will pick up 2 of those.
Thanks again.
kazi
Re: Used appliance store in Atlanta - Posted by Berno
Posted by Berno on May 11, 2008 at 11:17:04:
The only time I buy a used fridge is if it’s from a reputable place. I have one place that cleans them and gives them a check. Then they hook up the fridge to some sort of machine that graphs readings on the compressor. They only sell the good ones.
I’ve noticed lately that there are fewer and fewer decent used fridges in stores. One of the men at an appliance store said that they were sought after for scrap value now. This could be why.
I usually buy new for my SF homes, as the worst folks usually do to it is leave it dirty. It’s nice not having to worry about an appliance for 10+ years.
-Berno
Re: Used appliance store in Atlanta - Posted by Sailor
Posted by Sailor on May 10, 2008 at 20:05:05:
I just bought one locally @ the Habitat for Humanity store. Freecycle.org often has them FREE. I also check the close-out aisle @ Lowe’s, where they are sometimes new but repaired. Just bought a nice dishwasher there for $150. An inexpensive WANTED ad often brings in bargain deals.
I buy new stoves to get glass tops & self-cleaning ovens (last week paid $478 less 10% coupon & 10% gift card rebate), Note that large hardware stores w/likely offer 10% to active/retire military & dependents for Memorial Day.
I recommend that dishwashers be purchased new because of the time/expense of installation or re-installation. Also have discovered the hard way not to buy off-brands like Roper because they just don’t do a good job. A bottom-of-the-line name brand is the least likely to require repair (because it is mechanically/electronically simpler) & less likely to cause tenants to complain about not getting dishes clean. Simplicity, rather than price, is also the reason I do not buy fridges w/icemakers.
Tye (who is always on the lookout for appliance deals)
Re: Used appliance store in Atlanta - Posted by Rich-CA
Posted by Rich-CA on May 10, 2008 at 17:10:17:
I disagree with Ken. I have had the same track record with refurbished appliances that I have had with new ones. I have not tried used ones, however.
Re: Used appliance store in Atlanta - Posted by Ken
Posted by Ken on May 10, 2008 at 16:18:35:
Ilearned in the long run it is cheaper to buy new low end appliances than used stuff and send a maintenance man there to fix it in a few months when you have problems with it and the tenants love it
Re: Used appliance store in Atlanta - Posted by David Krulac
Posted by David Krulac on May 11, 2008 at 14:29:23:
the freon used in older models is worth its weight in gold.
I don’t buy frigs for SFH. Here’s why:
it saves me the expense.
it saves me cleaning it,
it saves me repairing it.
the more heavy things the tenants bring with them the less likely that they are to move.
if there is a power outage, I bet the tenant call the owner to say that the owner should pay for the spoiled food in the frig.
if the frig breaks down the tenant will call to say that you should pay for their food, and the freezer was filled with filet mignon, and cavier. ( and even some fish eggs).
no matter what you buy the tenant would like to have some thing else, water and ice in the door, freezer on the bottom, stainless steel and sub zero.
If you don’t want to worry about appliances for 10 years, don’t buy any.
If there are existing appliances, they are left gratis for the tenant and will be removed if the tenant wishes. If they break they will NOT be repaired or replaced. but that’s just how I roll.
Re: Used appliance store in Atlanta - Posted by Anne_ND
Posted by Anne_ND on May 11, 2008 at 17:46:08:
“less likely to cause tenants to complain about not getting dishes clean” - LOL!
Thanks for the laugh, Tye. And all of the excellent advice.
Anne
Used appliances - Posted by David Krulac
Posted by David Krulac on May 10, 2008 at 20:33:09:
Ken,
I use 2 stores here, one is strictly used appliances and the other is mostly new but they do have trades etc.
Both places recondition, if necessary and give a 1 yr warranty and free delivery and removal of the old one. Costs about $150.
Considering the condition of some stoves after tenant use/misuse replacing with a used one isn’t all that bad.
I like their warranty, they either repair, in house, or they’ll replace FREE.
Of course, I don’t buy used dishwashers.
And if I can help it I usually don’t supply, refrigerators ( except in apts.) washers, dryers, air conditioners, garbage disposals, trash compactors, freezers or any other appliances except stove and dishwasher if already there.
Of course in high end units condos or houses, more appliances are provided.
Re: Used appliance store in Atlanta - Posted by Berno
Posted by Berno on May 11, 2008 at 14:58:50:
I ALWAYS supply them. Why? Because at least in my area, that’s the norm. How long is my house going to stay on the market if it’s the ONLY ONE that doesn’t have a fridge? If the answer is a few weeks or more, the cost of the item just paid for itself. I don’t want to sift through a few dozen calls or people stopping by my rental, only to have them move on to the next because I’m too cheap to cough up $400.
In my lease I put in a section detailing that the appliances are on loan to the tenant, and that if they break down, the tenant is responsible for repairing/replacing the appliance if they wish. Never had a problem yet.
-Berno
Re: Used appliance store in Atlanta - Posted by Sailor
Posted by Sailor on May 12, 2008 at 09:57:50:
That’s why 3 years ago a tenant got a new dishwasher & I didn’t. Couldn’t convince Rocket Man to take mine out & install in the rental so I’d be the one w/the new dishwasher. Although I try to get floor models or ones that are discounted because they’ve been serviced, I no longer buy lousy dishwashers for anyone. I only paid $150 each for the last 2 I’ve bought, so my policy hasn’t co$t me any extra $$$.
FYI, Anne, in case you need another laugh, we recently had a new tenant complain that the fridge wasn’t clean enough for her. This was after I’d spent 2+ hours scrubbing it inside & out. I’d had a crew working for 3 weeks to repair, re-floor & paint. The place was ready for a Southern Living pictorial, by trailer standards. We’ll see how she leave it–
Tye
Re: Used appliances - Posted by Sailor
Posted by Sailor on May 11, 2008 at 20:48:48:
Many of us dealing in MHs supply appliances to new tenants as a courtesy, but specify in the agreement that this is a courtesy, so maintenance is the responsibility of the tenant. I do Rent-to-Own on some appliances & on electric fireplaces.
I do add niceities for tenants, including laminate floors, high quality stoves & dishwashers, updated fixtures, & ceiling fans. I do further than most, if not all the other landlords in this area in trying to make family homes available for reasonable prices. I like blinds & window trims, sometimes even beaded board. I add electric fireplaces (1/2 off end-of-season @ Lowe’s). A few homey touches seems to facilitate bonding between tenant & home, even if not between tenant & landlord. New matching knobs & a quality paint job on the cabinets can transform a trailer to a home from a temporary refuge.
I think it is fun to figure out what changes/components create a semi-permanent good resident from an ordinary tenant. I’m convinced it not just drawer pulls & toilet paper holders, but mostly the quality of the relationship between owner/mgr & tenant. A mgr who can be both cognizant of tenant difficulties, yet retain a genial, yet high level of expectation, seems to have the edge in rent collection.
Tye