Vendor Portal
Author: Mark Ainely | Partner GC Realty & Development & Co-Host Straight Up Chicago Investor Podcast
If you’ve ever left a networking event and woke up the next morning with a sore throat and zero voice, you already know how this one starts. Tim and I were both coming off the MBA PAC event, and we were basically trying to hydrate our way back to normal. He was boiling ginger. I was just trying to sound like an adult.
But even with the raspy voices, this week ended up being a really practical conversation for landlords, especially heading into spring leasing season. We talked about what we both heard at the MBA event, what the city’s housing pipeline looks like for the next few years, how ADUs are expanding ward by ward, why private investors still matter for housing supply, and then we shifted hard into something I know every landlord deals with: appliances.
I pulled three years of our appliance work order data and used it to quiz Tim. We went through real lifespan expectations, what we see in rental properties versus owner occupied homes, what appliances are worth repairing versus replacing, and the rabbit hole of tenant supplied appliances, including the hidden risks most landlords don’t think about until it bites them.
Then we ended with breaking news that hit Tim’s phone live during the stream: the Illinois Senate passed the Road to Housing bill, and the way it’s written might impact institutional buyers, and potentially even property managers depending on how the language is interpreted.
The MBA PAC event and why housing supply is still the real problem
Tim and I were both at the MBA PAC event the night before. I said the highlight for me was shaking Rahm Emanuel’s hand. I’m not trying to turn this into a politics thing, but I’ll say what I said on the stream. Rahm was business minded and knew how to get things done, and I enjoyed hearing him speak.
One of the most important takeaways from his talk was the crane count. Tim said Rahm talked about having a massive number of cranes building housing during his time as mayor, and now we’re down to basically nothing. That’s not a fun stat, but it’s the reality behind what landlords and renters feel every day.
We talked through what that means in practical terms. If there’s a lack of housing and not much new supply coming online in 2026 and 2027, that affects how you set rents heading into spring, because demand doesn’t disappear. It piles up.
I also brought up the ADU expansion. The program is expanding from the pilot into a broader ward by ward approach, but aldermanic control still matters. Tim made the point in a way that only Chicago can make sense of. A lot of times the answer to “Can I do this?” is “Does the alderman like you?” That’s the reality.
We agreed that even if ADUs expand, it’s still not going to solve the shortage overnight. It’s one tool, but the larger solution is still the same: build more housing, faster, with less red tape.
The government spending problem, and why private rehabbers move faster
We went down a short but important rabbit hole on government run housing production.
I brought up how the city might be getting federal funding for housing and how the way the money gets spent can be inefficient. I used an example of spending that felt high for a small number of homes, and the bigger point was simple. If you want affordable baseline housing, the private sector often delivers faster and more affordably than a process that runs through layers of government requirements.
Tim backed this up with his experience on a prior program where the budgets and requirements created a very expensive per-building cost after prevailing wage rules and other constraints. The conclusion we both landed on is that if government wants to help, the best move is usually incentives that push private investors to rehab existing housing stock that’s currently not livable, because that’s where you can actually move units back into the market.
We also talked about the CHA side of things, and how frustrating it is when the same rules that stop payments on private landlords don’t seem to get enforced the same way on public housing operations, especially when inventory sits offline for years.
Leasing season is officially back
We kept it positive for a minute.
Tim said leasing is officially kicked off and the number of applications is up. I shared our side too. I get a daily email showing open applications, and we were sitting around 37 open applications. We also had around 38 move ins in March, which for us is a very high number compared to normal month over month.
A lot of what we carried through winter is now rented, which is exactly what you want going into spring.
Appliance lifespans in rentals vs owner occupied homes
This was the most useful part of the episode for a lot of landlords because it’s real world planning.
I pulled three years of our appliance work orders and started asking Tim what he thinks lifespans look like. The big theme was that rentals typically have shorter lifespans than owner occupied homes, and even within rentals, the way appliances get used can change everything.
Here’s what we discussed on lifespans:
- Gas ranges in rentals are often in the 13 to 17 year range, while owner occupied can push closer to 20.
- Refrigerators in rentals are often 7 to 12 years, while owner occupied can be 10 to 15.
- Dishwashers in rentals are often 7 to 10 years, while owner occupied can be 7 to 12.
- Microwaves surprised both of us. Owner occupied averages around 8 to 10 years and rentals can be 6 to 8, even though you’ll occasionally see a microwave that refuses to die and keeps going for 15 to 20 years.
One thing I said that I still stand behind is this: a dishwasher is usually not worth trying to be a hero with. It’s a relatively cheap appliance, and most of the time, replacement is a cleaner decision than repeated repairs.
ABT delivery is one of the best landlord hacks if you manage a lot of units
I gave a shout out to Megan at ABT because we’ve used ABT for over a decade. The reason is simple. They will deliver and install using a lockbox, and they haul away the old appliance.
That matters because it removes the two to four hour window where someone has to sit at a unit waiting. That time cost is real.
When I order from ABT, my email is basically always the same. I ask for rental grade recommendations and I want two or three options. Most of the time, they all look pretty comparable, and the pricing is close enough that we’re not trying to be fancy.
The one exception is fridges. Fridges are where you sometimes have to upgrade because of size. If the rent is $4,000 and the opening requires a larger unit, I’m not putting in a tiny fridge that looks ridiculous and wastes space.
Troubleshooting before dispatching a vendor saves owners a lot of money
Tim brought up something that’s a property management superpower. When residents call in issues, especially newer residents, a lot of problems can be solved over the phone if you ask the right questions.
His best example was dishwashers. The number one issue is not mechanical failure, it’s that the resident needs rinse aid, the blue Jet Dry type stuff. They don’t know what it is, so they assume the dishwasher is broken because things aren’t cleaning properly.
That’s a simple troubleshooting question that prevents unnecessary vendor calls.
Garbage disposals: I’m out, Tim is neutral
We talked about garbage disposals and I said my honest opinion. I’ve never had one in my life. I’ve never had a resident walk into a unit and ask if there’s a garbage disposal. But once it’s there, they expect it to work, and it becomes another thing that breaks when someone puts the wrong stuff down it.
So if I’m rehabbing, I’m probably not adding it. If it’s already there, it’s a case by case decision.
Tim’s point was that if it burns out, that’s usually owner cost, but a lot of the in between issues are tenant education, and you can often walk them through resets and the safety button underneath. He also said he wouldn’t take them out if they already exist, but he’s not always adding them either.
Ice makers and water lines are not worth the risk in most rentals
Tim gave a tip that I agree with. If you can avoid fridges with ice makers and water lines, do it. Those features create more repairs, more filters, and more leak risk.
I shared a real story that made it painfully clear. We had a vacant unit where they rolled the fridge out to refinish hardwood floors, rolled it back, kinked the line, and it leaked. It leaked three floors down. Cabinets were damaged. It became a big problem.
I also mentioned that we’ve had appliance vendors roll a fridge out for access, roll it back, kink the line, and now you have a leak that might not get noticed right away, especially in a single family home.
Then Tim shared a worse story. A tenant moved out, took their fridge, disconnected it from the water line, and didn’t shut the water line off. They just left it running. When the team walked the unit, the kitchen floor and basement were soaked.
That’s why I’m with Tim on this. Water lines on fridges are a risk multiplier.
The real debate: tenant supplied appliances
We went full rabbit hole on pros and cons of tenants bringing their own appliances.
Pros, and Tim said this first:
- You’re not responsible for repairs.
- You’re less worried about theft during vacancy.
Cons, and I’m more focused on these now than I used to be:
- Tenants can bring in roaches by buying used appliances from Craigslist or a random guy down the street.
- Moving appliances up stairwells scratches walls and floors.
- Hookups create risk, especially gas and water lines.
- Tenants leave behind dead appliances and you end up paying haul away.
- Tenants leave behind a working fridge, you keep it, then it breaks and now you’re stuck in a gray area of who owns it and who fixes it.
We also discussed best practice for the “tenant left a fridge” situation. If we catch it early, we remove it as part of trash out. If we catch it late and it’s already leased, we give the incoming resident a choice. We can remove it before move in, or they can keep it for free, but it becomes their responsibility and we put that in writing.
We also talked about something that’s happening more now. Residents move in and decide they don’t like the appliances, so they try to switch them. That creates a huge issue fast because now you’re asking, where did my appliances go, and why are yours here.
Washer and dryer expectations depend on geography
Tim made a point that’s useful if you invest across different parts of Chicagoland.
In the western suburbs, washer and dryer is expected. If you don’t provide it, you lose deals, because every comparable rental provides it.
In some south suburban and South Side areas, you can market washer and dryer hookups and still lease, depending on the neighborhood and price point.
It’s a reminder that amenities are not universal. They’re market specific.
We also talked about stackables and the all in one washer dryer units that do everything in one machine. The general opinion was that the one piece units can be limiting because of drum size and repair complexity, and if you have room for stacked separate units, that’s often the better long term move.
Breaking news: the Road to Housing bill passed the Senate
This hit live during the stream, and Tim literally said we needed an ESPN breaking news buzzer.
NARPM sent an email saying the Illinois Senate passed the Road to Housing bill. The bill is aimed at restricting institutional investors from buying more single family homes once they cross a certain threshold.
The number landed at 350 homes. It was previously discussed at 100, then changed to 350.
The part that got Tim’s attention, and honestly my attention too, is the question of whether property management companies could be classified as institutional investors based on the number of homes they manage, even if they don’t own them. Tim said NARPM is concerned and trying to get clarity on the wording.
We didn’t have full details in the conversation beyond that breaking update, but the takeaway is this is something landlords and property managers need to watch because it can change how institutional capital flows into single family rentals and it can create unintended consequences if the definitions are sloppy.
My closing thought for landlords heading into 2026
Even with all the frustration, I ended on a positive note for landlords.
Housing supply is tight, building is slow, and demand is still real. That means you have an opportunity to provide great housing, make money, and still be the reasonable option compared to what residents will pay if they leave and go shop the market.
I’m not saying take advantage of residents. I’m saying do the job right, keep your properties maintained, be fair on renewals, and you’ll probably see strong stability in the next few years.
Questions We Answer in This Episode
Q: What are realistic appliance lifespans in rental properties?
A: Gas ranges often run 13 to 17 years, fridges 7 to 12, dishwashers 7 to 10, and microwaves 6 to 8 in rentals, generally shorter than owner occupied homes.
Q: What’s the easiest way to avoid unnecessary appliance service calls?
A: Ask the right troubleshooting questions before dispatching. With dishwashers, rinse aid being empty is a common issue that feels like the machine is broken.
Q: Are garbage disposals worth installing in rentals?
A: I don’t see them as a leasing driver, and once they exist, residents expect them to work and they break from misuse. If they already exist, it becomes a case by case decision.
Q: Why do you avoid fridge ice makers and water lines?
A: They create leak risk and damage risk. A kinked line can leak unnoticed and cause multi floor damage. We’ve seen that happen.
Q: What are the pros and cons of tenant supplied appliances?
A: Pros are less repair liability and less theft risk during vacancy. Cons include roach risk from used appliances, damage during moves, hookup risks, and confusion around abandoned appliances and responsibility.
Show Notes & Timestamps
- 00:05 Welcome back, raspy voices, and the MBA PAC event recap
- 01:19 Shaking Rahm Emanuel’s hand and the crane count problem
- 02:33 Housing shortage, lack of new units in 2026 and 2027, and rent pressure
- 03:45 ADU expansion, ward by ward reality, and aldermanic power
- 07:03 Government spending inefficiency and why private rehabbers move faster
- 11:18 Leasing season is back and application volume is rising
- 12:16 Appliance lifespan data and why rentals differ from owner occupied
- 13:06 Gas range lifespan expectations and real planning numbers
- 13:29 Refrigerator lifespan in rentals versus owner occupied
- 13:52 Dishwasher lifespan and why replacement is often smarter
- 14:19 Microwave lifespan surprises and why repair rarely makes sense
- 17:02 ABT delivery, lockbox installs, and why we stick with them
- 18:06 Dishwasher troubleshooting tip: rinse aid and resident education
- 19:10 Narrow mini dishwashers, why they cost more, and why I regret them
- 20:11 Garbage disposals and why they aren’t a leasing driver
- 22:43 Avoiding ice makers and water lines to reduce leak risk
- 24:13 Tenant moved out, left water line running, and flooded the unit
- 24:49 Pros and cons of tenant supplied appliances
- 27:38 Best practice if a tenant leaves a fridge behind
- 29:07 Washer and dryer expectations change by neighborhood
- 31:51 Breaking news: Road to Housing bill passes Senate
- 33:14 Institutional investor threshold set at 350 homes and why definitions matter
- 36:44 Landlord outlook and why good times can still mean win win housing
Takeaways for Chicago Landlords and Property Managers
- Housing supply remains tight, and lack of new building affects rent strategy heading into spring.
- ADU expansion helps, but aldermanic control still influences what gets built and where.
- Rental appliance lifespans are typically shorter than owner occupied lifespans, plan reserves accordingly.
- Vendor dispatch can often be reduced with basic troubleshooting, especially for dishwashers.
- ABT delivery and lockbox install is a time saver if you manage volume and want predictable installs.
- Avoid fridge water lines and ice makers when possible, because leaks create multi floor damage risk.
- Tenant supplied appliances reduce repair liability but increase roach risk, damage risk, and hookup risk.
- Washer and dryer expectations are market specific, suburbs often expect provided units.
- The Road to Housing bill is something to watch because thresholds and definitions can create unintended impacts.
Guest Information
Mark Ainley
Founder & Partner – GC Realty & Development
Podcast Co-Host – Straight Up Chicago Investor
Tim Harstad
Founder – Chicago Style Management
Because finding good tenants and property management shouldn’t feel like online dating.
Dear Investor,
If you are an investor in either the city or suburbs of Chicago, I would love to speak with you about how we can help you on your real estate journey. At GC Realty & Development LLC, we help hundreds of Chicagoland real estate owners and brokers each year manage their assets with both full service property management and tenant placement services.
We understand that every investor’s goals are unique, and we love learning about each client’s individual needs. If there is an opportunity to help you buy back your time by managing your rental property or finding quality tenants, please check us out.
Best Investing,
Founder, Partner, Podcast Co-Host, and Investor
