Washer/dryer in rentals?

Question

I bought my first house hack duplex about two years ago. It came with an old washer and dryer on my tenants side (which is a 3/1). My tenants just let me know the washer is broken and probably broken for good. I will probably go ahead and find a replacement for them.

Just wondering what you all do for washer and dryer in a rental. Do you charge a fee, not worry about it, or not buy them at all?

Toby Auer · Answer

@Corby Goade

My lease doesn’t say anything about them but since they moved in two years ago having a washer and dryer I would hate to leave them hanging without one now. I’ll try to repair it or maybe have to get it replaced. Not sure if most of my market has them or not, that’s something I’ll have to look into.

Toby Auer · Answer

@Arsen Atanasovski

Thanks for all the input! It was my first property so my lease is very minimal and does not say anything about washer and dryer. I will be writing a new lease on the first of the year so I can add something in there for washer/dryer.

I still think I will end up buying a replacement only because my tenants are amazing and have been there for 2 years and counting. But your advise helps me for the future markets I invest in or even maybe the next time I buy in my market I’ll consider not having them.

Arsen Atanasovski · Answer

@Corby Goade I have created an addendum to the lease that I have sent to my tenants (when I made my decision to end this with all my properties) that I will no longer be responsible. Some fought back and only one did not agree. Their lease was up in 4 months luckily nothing broke down :). And at their renewal I have attached the addendum which they signed and have been there 6 years now. According to the tenant they have replaced the washer twice and the dryer once. So if you do the math that’s about a 2-3% hit every year for the 6 years if I were to be responsible. It’s all about the money! Even for the tenant, they will try to get as much as they can and sometimes you need to remind them that it’s a house they rent not the ritz-Carlton. Also you are totally right about market it really depends on that as well. I have high end clients that pay $2000 a month rent and yes the appliances are from the landlord but with these kinds they always get the insurance plan provided with your utility company that covers repairs and usually the appliances in those properties are the “high quality” appliances so repair is minimum. Hopes this helps.

Corby Goade · Answer

This is definitely market specific- with all appliances, in some markets it is considered the norm to provide certain appliances. In my market, tenants expect to bring their own washer and dryer. We've occasionally provided them based on circumstance, but they are typically our biggest maintenance issue. If you've provided one so far, it's likely that your lease either implicitly or indirectly implies that you will provide one during tenancy, meaning you likely have a legal obligation to provide those appliances to your tenants. Personally, I'd repair what you have and get rid of them when the current tenants move out and let the new tenants fend for themselves.

Best of luck!

Mark H. Porter · Answer

Like Arsen, I removed all washers and dryers from in the units and installed coin laundry in a common area (basement or common room).

Arsen Atanasovski · Answer

In the beginning of my career of being a landlord I had all appliances in my homes. After so many issues I now do not supply any appliances. I’ve had them taken out when the tenant moves out, broken down , just on and on expense that shouldn’t be on the landlord. Appliances are used on a daily basis so there will always come a day when they brake down and that’s just from normal wear and tear. I finally made a decision and sent letters to the houses that I already have appliances in that the tenant is fully responsible for any repair on the appliances. My only responsibilities will be the hvac system and HWT. It has driven up my cashflow 5-7% a year. You might think you can’t find tenants that will accept but you will I thought the same until I seen other properties around me renting their place out with no appliances.