Replacing a Floor or Appliances in a Rental Unit

I replaced two permanently-installed circa 1971 window air conditioners in my old two-bedroom rental in Brooklyn Heights when I moved in back in '96. By '04 both were dead, despite the landlord's trying to "fix" them (he fancied himself a handyman).

After several attempts to fix the units, the landlord let me choose new units myself and deduct the cost of the units and the installation from the rent.

Hi Lobster,

In the case of the appliances, they can depreciate them over a fairly short time (5 years), so that sweetens the pot a bit for them (assuming that you structure it so that they're actually paying for it, and can take the deduction).

Note that I am not a tax professional, so instead of taking my advice as fact you should consult an unemployed television journalist.

Considering rhere is currently along thread about a tenant being evicted for making renovations right here on SE, why would you consdiering doing any work?

I can't speak for lobster, but I can tell you why I was willing to pay for the air conditioners myself (even before the landlord offered to allow me to deduct them from the rent); I had already been living there eight years, had an amazing deal, and wasn't considering moving for at least another 10 years (of course plans changed in '06 but whatever).

I've wondered if the electricity savings alone would actually save me money if I replaced my landlords fridge. It's a relic from the early 1980s (checked model # online) that is somehow still running. Works fine so landlord has no incentive to see it replaced. The thing gulps electricity so I have plenty of incentive.

Between the government rebate schemes, and the price of electricity.. It would probably pay off rather quickly.

However my lease is just long enough (2 years) that my math said I would probably break even. No real motivation to give my landlord a free fridge, unless I am definetely going to save $$$.

Why don't you negotiate and split the bill but let him have the deduction?

There is a difference between replacing appliances and doing renovations. Nine times out of ten the landlord ends up benefiting when a tenant replaces appliances because they leave them behind when they leave. What you can't assume is that the landlord will give you any credit on your rent for buying a new fridge, stove whatever. Landlords are responsible for replacing appliances and they are entitled to a monthly rent increase equal to 1/40the cost of the appliance in perpetuity. (In RS buildings at least). And your landlord, not you, says when the appliance needs replacing in order for the landlord to be liable for any of the cost.
One of the advantages of long term commitment rentals like we have in New York thanks to RC/RS, is that people don't mind the thought of investing their own money in upgrading things like appliances which in fact become the landlord's property. My parents bought two refrigerators, the second frost free, because they knew they wanted better than the landlord would provide and they knew they would be leaving the apartment the way did...feet first.

technically, most leases are written so that even if you upgrade the apartment by buying better refrigerators, flooring, etc., the landlord has the right to demand that the original condition of the apartment be restored, so I would not upgrade without checking with the landlord first. I would say something like this:
"you know, we've been here for a couple of years, and we're really happy with the apartment, but we sure would like to have a wood plank floor instead of the parquet tile that's here. That's also a renovation that would increase the value of the apartment. Do you mind if we do an upgrade, and would you help us with some of the cost?"

ali r.
DG Neary Realty

Yes. Renting a condo from a guy who never cooked. We got a new fridge and stove. In return, our rent stayed the same during a period when rents went up 20%. The next tenant installed new cab doors and washer and dryer....

As many of you know, I've been apartment hunting for a while. Just to update all interested, we've bid so far on three apartments - we were outbid on two of the apartments and the third was taken off the market by the seller.

So my rental lease is expiring and I'm thinking "Should I stay or should I go?". If I stay, I'm seriously thinking of asking the building if I can replace, at my own expense, the refrigerator and especially some of the floors in the apartment. I doubt that they will give me permission in writing to replace the floors and I've already asked them several times to replace the floors. I like this building which is very kid and pet friendly and, except for the above details, the apartment is very nice. I realize that it doesn't make economic sense to invest in a rental apartment when I'll be living at most here only 1-2 years, but moving to a new rental apartment is costly and I think that I would be fine living here for as along as it takes to buy an apartment if the apartment was a little more comfortable.

Thanks everyone who responded - you've helped me better understand how to handle this process with the leasing agent for my building if we decide to renew our lease.

I paid for a bunch of installed lighting fixtures with the agreement that I'd leave them there.

My landlord agreed to pay to have them installed.

I saw one of the major buildings replace a floor in a matter of 3 days including weekend days. Saturday afternoon they decided to make the replacement. Tuesday morning or prior it was complete. Results were great, from old parquet to wood plank. I wonder what the true cost is.