Common Appliance Problems in Rental Units and Managed Properties

Rental units have their own pattern of appliance failures. Heavier use, more turnover, and a wider range of users mean appliances in rentals fail in ways that owner-occupied homes rarely see. If you manage rental properties or own rental units, you start to recognize the same problems coming up across different buildings.

Here is a practical guide to the appliance problems we see most often in rental units and managed properties across nearby Los Angeles neighborhoods.

Refrigerators not cooling

The most common rental appliance complaint. The fridge runs but does not cool. Or the freezer is cold while the fridge section is warm.

Common causes include a failed condenser fan, a clogged condenser coil from dust and debris, a failed evaporator fan, or a blocked airflow vent. In older units, a failing compressor is also possible.

For more, see our refrigerator repair page.

Dishwashers not draining

Dishwashers in rental units are heavily used. The drainage path collects food, soap residue, and grease over time.

Common causes include a clogged drain hose, a failed drain pump, a blocked filter, or an issue with the air gap. Some rental units also have improperly installed drainage that creates ongoing issues.

For more, see our dishwasher repair page.

Washers not spinning

A washer that fills, drains, but does not spin is a common rental issue. Sometimes the lid switch has failed. Sometimes the drive belt has worn or broken. In front-load washers, a worn shock absorber can prevent the high-speed spin from completing.

For more, see our washer repair page.

Dryers not heating

Dryers that tumble but do not heat are usually one of three things: a failed heating element, a blown thermal fuse, or a vent line restriction that is causing the safety system to cut heat.

The vent line issue is worth special attention. A blocked vent is a fire risk. We assess vent lines where accessible during a dryer visit and document our findings.

For more, see our dryer repair page.

Ovens not heating

Gas ovens often fail at the igniter. The igniter glows but does not light the gas, or it does not glow at all. Electric ovens often fail at the bake element. The element shows a clear break or burn mark.

Other causes include a failed temperature sensor, a control board issue, or a worn door seal that lets too much heat escape.

For more, see our oven and range repair page.

Cooktop burner issues

Gas cooktop burners that do not light are usually a clogged burner port, a failed igniter, or an issue with the spark module. Electric coil burners that do not heat are usually a failed coil or a failed receptacle. Glass-top cooktops can fail at the surface element underneath.

For more, see our cooktop repair page.

Garbage disposal issues

Garbage disposals in rental units fail when too much fibrous food, oil, or non-food material goes through them. A jam can sometimes be reset, but a leaking unit usually needs replacement. We assess these when applicable.

Microwaves not heating

A microwave that runs but does not heat usually has a failed magnetron, diode, or capacitor. A microwave that does not run at all is often a door switch, fuse, or control board issue. Mounted microwave hoods sometimes need attention to the mount itself.

For more, see our microwave repair page.

Property manager workflow for these issues

The same workflow handles all of these problems for rental units:

1. Tenant reports the issue with photos and details.
2. Property manager sends a repair request to the vendor.
3. Vendor confirms access window with the tenant.
4. Vendor diagnoses on site and sends a written estimate.
5. Property manager approves in writing.
6. Vendor completes the repair within the approved scope.
7. Vendor sends a photo summary and clear invoice for the file.

This process works whether the unit is in West Hollywood, Mid-Wilshire, Koreatown, Pico-Robertson, or any other nearby Los Angeles neighborhood we serve.

Repair vs replace

Some appliance failures are signals that the unit is at end of life. A 14-year-old refrigerator with a failed compressor is usually not worth repairing. A 4-year-old refrigerator with a failed condenser fan almost always is.

The written estimate should include enough information for the property manager and owner to make that call. We tell you directly when replacement is the cleaner answer.

Where to learn more

Each of the appliance pages linked above goes deeper into symptoms, common causes, and how we approach the repair. See the main appliance repair page for an overview, or visit the Property Managers page for the workflow.

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