I've been using The LPA LEase for over 10 years now. The appliance clause is one of my favorites. The tenant is responsible for the repair or replacenment of the appliances. I am not in the appliance business. Many of my customers are former homeowners who bring their own.
When I provide appliances they are given to the tenant in excellent working order (often new) and I expect the tenant to return them in such condition. (If something breaks through no fault of the tenants and I like the tenant I usually pay for the reairs- BUT according to the agreement, the tenant understands it is their responsibilityy. NO mine. When you own a lot of rentals, you want to try to make good tenants as self sufficient as you can in taking care of the property. That's why I love the philosophy of The LPA Lease.
Some might argue that I'm not as hands-on as I should be and that only slumlords don't buy tenants new things every chance they get. I've got no complaints doing it this way- my properties don't look like rentals, I have happy tenants, I almost always get my rents on time, and I have a very low vacancy rate.