Thoughts on under-sink garbage disposals

[DrPizza]

Usually, when you start using a garbage disposal for the first time in your life, you make a few discoveries.
1. If you peel all your potatoes, then put the peels down the garbage disposal when you're finished, you're very likely to end up with a clogged pipe.
Not a problem - very easy to unclog, especially if you just take the trap off beyond the garbage disposal.

But, if you have a tenant & they decide that it needs the attention of a plumber, being out of state, it's going to cost you. Personally, I wouldn't make that convenience available for a tenant (speaking as a landlord who has been summoned for at least 5 clogged drain issues within the first year of renting out my old house.)

 

[NetWareHead]

I'm glad to see some responses from both sides of the equation here. I was starting to think that it doesn't add much value to the home especially since rent is calculated based on sq footage, bedrooms, location of unit etc... Disposal unit falls under amenities like washer/dryer, dishwasher which are far more necessary than disposal unit.

I guess I'm still on the fence but I'm still severely discouraged because I know how most tenants are with other's property and the value of a disposal will only be realized by a select minority of tenants

I'm considering adding an addendum to the lease, assuming I do install a disposal. I would have it in writing that if it broke I'd replace it, but if it clogged it was the tenant that would have to call and pay a plumber.

 

[Keeper]

If the house is on a septic system and not the sewer, don't do it.

EVEN if it is sewers.... DONT DO IT.

Picture the stuff left over after you juice stuff.........
All that PULP and stuff.
Now, amp it up by a factor of 5.
Cause there are chicken bones in there such.
NOW, place all that stuff in your drain pipes; that are sloped at a quarter inch per foot.


EQUALS PROBLEMS... Trust me. Redid my kitchen. Put in an insinkerator. At the time a top model.
Took it out a year later.


LOL Just read the post above. It was the potato peels from a thanksgiving dinner that broke my back.
Had stuffed lines twice before that.
Clogged the line thanksgiving night.
The POTATO PEELS WERE HORRID.

Unit was OUT that Saturday.

 

[sjwaste]

I put potato peels down my disposal all the time and I've never had a problem. I've been doing it for years, too. A little common sense helps - every 3 potatoes or so, run it.

 

[JamesV]

Everything goes down the disposal at my house - eggshells, potato/carrot/celery/you name it veg, any moldy food that got lost in the fridge (pasta, meat, etc).

Never an issue, other than it stopping sometimes, which requires you to use the provided wrench to turn it a few times.

First one lasted from 1968-2010, and replaced it with an inSinkerator (only name I see on it). New one rips food to shreds, and haven't had to unstick it yet.

 

[shopbruin]

Usually, when you start using a garbage disposal for the first time in your life, you make a few discoveries.
1. If you peel all your potatoes, then put the peels down the garbage disposal when you're finished, you're very likely to end up with a clogged pipe.
Not a problem - very easy to unclog, especially if you just take the trap off beyond the garbage disposal.

But, if you have a tenant & they decide that it needs the attention of a plumber, being out of state, it's going to cost you. Personally, I wouldn't make that convenience available for a tenant (speaking as a landlord who has been summoned for at least 5 clogged drain issues within the first year of renting out my old house.)

Ugh, it definitely means I've been a very nice tenant. We've always taken the stance "well.. we clogged it, so we'll pay for the damage" when we rented private property. In a mega complex, we usually call the maintenance line, but basic clogs that we can clean ourselves (shower drain) we'll do it.

I used to put peels down my garbage disposal, but I think it couldn't handle it and it was leaking, so we promptly stopped that.

 

[fstime]

If you are a new landlord, you will quickly realize the vast majority of tenants WILL NOT, I repeat, WILL NOT treat the apartment if it was their own. They will be no where near as careful as yourself when handling things.

The more maintenance free things the better. The fewer things to go wrong the better. Unless of course you like running around to fix problems. Do not put high end material in an apartment, it will last 1/3 as long compared to if it was in your house.

I have never in my life had a tenant ask if there was a garbage disposal.

If you want to do something that will rent it easier, put in a dishwasher. They only cost around $300. Today's generation is not fond of washing their own dishes. Central air is another selling point to tenants, but is very costly and I think you said this is a condo anyways.

 

[Abe Froman]

As a landlord and property manager, I would advise you to make your decision of installation based on the rate at which you lease the property. If it is a higher end unit, then I would advise it, however if you rent at a mid-range to lower rate, you should think about leaving it as is.

As fstime said, renters will beat your place up. I've found that 2 in 10 renters will treat your rental unit as if it were their own. drains clog and you can have them augged. But when they jam everything down the disposal (which is what you see at lower rental prices) you end up having to fix that (out of pocket) unless you have established that you can take it out of the security deposit.

Edit: That said, whenever I have rented temporarily, I've only considered places with disposals and in unit W/D.

 

[ElFenix]

i didn't know garbage disposals were such advanced technology.

 

[NetWareHead]

Ugh ok....I just finished reading (in disbeleif) at some of the tenant idiocy concerning garbage disposal units.

Here is one where a tenant acknowledges a SPOON being found in a disposal unit and then fights with the LL over who should fix it??? How the hell do you not know when a SPOON is in the disposal?? http://www.avvo.com/legal-answers/landlord-charging-a-fee-for-garbage-disposal-repai-94532.html

Here is one where a tenant clogged the entire plumbing system with raw meat and coffee grounds. http://www.thelpa.com/lpa/forum-thread/245795/Should-Landlord-Have-to-Pay-for-Plumber?.html

I really could go on and on. I really think alot of people just do not understand how to operate a disposal unit. I feel that they would take more chances and attempt to shred things that they would not try to if they were the ones who were stuck with the repair bill. The more I read, the worse feeling I get about installing one.

 

[NetWareHead]

If you want to do something that will rent it easier, put in a dishwasher. They only cost around $300. Today's generation is not fond of washing their own dishes. Central air is another selling point to tenants, but is very costly and I think you said this is a condo anyways.

I already have a new dishwasher and central air. The garbage disposal is probably one of the last amenities that I don't have and partially the reason for considering it

As a landlord and property manager, I would advise you to make your decision of installation based on the rate at which you lease the property. If it is a higher end unit, then I would advise it, however if you rent at a mid-range to lower rate, you should think about leaving it as is.

As fstime said, renters will beat your place up. I've found that 2 in 10 renters will treat your rental unit as if it were their own. drains clog and you can have them augged. But when they jam everything down the disposal (which is what you see at lower rental prices) you end up having to fix that (out of pocket) unless you have established that you can take it out of the security deposit.

Well to answer your question, my upgrades to the kitchen will consist of nice cabinets, appliances and countertop. I am considering granite and already have a SS dishwasher. Next appliances to replace are the fridge and stove. Everything in the kitchen will be gutted as I have the original 80s era cabinets.

My intention is to upgrade the place to be able to charge a higher rent and attract higher end tenants. It is a condo in a prime area (40 min drive to NYC), good school district, 2 bed 2 full baths, fireplace in cathedral ceiling living room with fan and a porch. W/D are included. I feel that the kitchen is the only outdated and eyesore piece in the condo and partially the reason why I was considering the disposal. Once I upgrade the kitchen, it will be a nice med-high end (not luxury) condo.

Rent is just under 2k and my tenants just renewed their third year.

 

[Homerboy]

Ive had under-sink garbage disposals all my life. Never had such problems. Now would I trust a renter? no way.