How valuable is a personal laundry room?

Question

I am househacking a SFR+ADU, living in the ADU and renting out the primary residence. The ADU was an interior conversion -– it is attached to the primary residence, with the two separate areas sharing a door between kitchens. The property’s laundry room is located in the ADU’s space, with the primary residence not having direct access to the washer/dryer unless the shared kitchen door is open.

I am considering one of two options:

--Option 1: Adding a 2nd washer/dryer to the      primary residence, for tenants’ own personal use; according to the bid I      received, this will cost ~$5,500 not including appliances.

--Option 2: Having designated laundry hours, where the      ADU would be open for tenant access to the washer/dryer within.

Are there any recommendations for how I should proceed? Having designated laundry hours seems the simple, easy choice in the short-term. But this is admittedly kind of a hassle, and if it would reduce my tenant pool and/or encourage tenants to move on more quickly then it would be worth it to me to install a 2nd washer/dryer.

Any feedback would be much appreciated, thank you Bigger Pockets!

Lisa Mejias · Answer

How would you feel if you were told when to do your laundry? Option 1 adds value, makes for happy tenants that find more reasons to stay rather than looking elsewhere.

Theresa Harris · Answer

I'd add in a separate washer and dryer hook up.  Any house should have their own connection. The tenants can provide their own units.

Nathan Gesner · Answer

I would get another bid or two. $5,500 seems awfully expensive unless there's some major work to be done or it has to go in a place far away from the current plumbing and electrical. I think the value is definitely there. People won't like having to unlock their home just to do laundry. A lot of people are already turned off by the owner living on the property. Give them their own hookups and it will make a difference.

Jeremy Nault · Answer

Account Closed I would for sure add the hook ups into the main house.  Laundry is very important to most renters.  Sucks spending the money now, but long term it will for sure be worth it.

Kuriakos Mellos · Answer

Account Closed I legit just went thru this issue about 3 weeks ago. I went ahead and added a second washer /dryer hook up (and appliances in my case) for a duplex I will be renting out and the difference it made in applicants was immense.   They all told us it was hard to find nice rentals with in-unit laundry .  We are also charging a monthly ‘utility fee’ to include water usage - and are getting no pushback.

Account Closed · Answer

@Kuriakos Mellos That's great information, thanks very much! The "difference it made in applicants" is definitely my primary concern, hearing you say so helps a ton.

Account Closed · Answer

Thank you all for your feedback! Seems unanimous on the 2nd hookup, definitely makes my decision easier.

@Theresa Harris -- I thought about that, but what would you do if the tenants decide *not* to provide their own units? Would you charge them for access to the original laundry room?

@Brian Larson -- A backyard hookup is unfortunately not an option. I considered moving the existing washer/dryer to the shared garage, but contractor said that would involve drilling through concrete and end up more expensive than installing a 2nd hookup.

@Nathan G. -- Great idea, although the contractor I'm working with now was referred by a trusted source (REA who helped with the purchase). The 2nd hookup is definitely a decent space away from the existing plumbing/electrical, and it's an older house...also I'm a 1st-time customer, who can't really expect much of a discount. I think all of these things are a factor.

@Bud Gaffney -- Thank you for the response!

Bud Gaffney · Answer

Very valuable!

Andy Rousch · Answer

Looks like the trend is to add a separate washer/dryer! I have to agree, I don't need much but a washer and dryer is one thing that would be a deal breaker for me. It will also help reduce your turnover on tenants saving additional money to help repay for the installation. I agree with @Nathan G. to get another bid. $5,500 is pretty steep. It will just be two water lines that tie into your already existing water lines, a drain tied into your already existing drain pipes (or even into a dry well depending on your laws), a 240 volt electrical line to be added for the dryer and a cutout for the dryer vent. I would try contacting an electrician and a plumber separately and get a quote for dryer electrical hookup and the plumbers quote to tie in the new lines

Joe Splitrock · Answer

@Richard Paul Weisman who is paying the utilities? Using a washer and dryer will add to your electric and water bill. You can't expect one tenant to pay for the others laundry. Having one tenant go into another tenants kitchen is a bad arrangement. Maybe you were ok with it, but you benefitted financially from house hacking. It is a different mindset when you are paying rent. I would add the washer and dryer hookups. I would not supply a washer and dryer to tenants. Let them get their own. Once you supply it, you are responsible for repairs. Tenants will complain if they are not cleaning clothes or if they damage clothes. Better to let the tenant supply their own. A used set is cheap. Being a successful landlord is about limiting risk, which includes expenses like repairs.

How valuable is a personal laundry room?

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