Should I include washer and dryer in my rental?

General Landlording & Rental Properties
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Should I include washer and dryer in my rental?

Natali Cobb
New to Real Estate · Clifton Park, NY · Member since 2024 · 31 posts · 18 votes

Hey BP, 

I recently purchased my very first property, which I am now getting ready to list for rent. One question that I keep going back and forth on is, should I include a washer and dryer in the unit? I have heard some people say yes, some say no. There are hookups, and I have the units to place there, so won't be spending any additional money. It is a duplex, I am house hacking and living in the upstairs unit. It is in a nicer neighborhood of a small city. 

My thoughts are that most renters don't have their own washer and dryer, and it could deter some people who don't want to buy their own. It would seemingly also increase what I could get for rent, has anyone found that to not be the case? However, it is one more thing to fix/replace if it breaks, whereas it is the tenants problem if it is their unit. 

Any insight would be greatly appreciated! 

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Tom S.
Real Estate Investor · Burlington, VT · Member since 2010 · 2k+ posts · 1k+ votes
1y

@Natali Cobb  I recently switched over to providing the washer / dryer to start, but say they're responsible for any additional maintenance.  So far so good.

I do feel like you attract more tenants by offering the W/D.  The downside is that when something breaks, it takes forever to schedule appointments, make sure the tenant is home or a property manager can let them in, and sometimes it even takes two appointments.  One to diagnose and one to fix after a part is ordered. 

My 2 cents...

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  • Mohammed Rahman
    Real Estate Broker · New York, NY · Member since 2020 · 2k+ posts · 1k+ votes
    1y

    Hi @Natali Cobb, 

    Congrats on your first property and taking the steps to house hacking! You are right about the units allowing an increase in the rent, but the possible repairs and maintenance will cost. Do what helps you save in the end. 

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  • Robert Jackson
    Investor · Richmond · Member since 2019 · 3 posts · 2 votes
    1y

    My 1st rental property I purchased included a Washer and Dryer. Both needed to be replaced in the first year. I replaced them. Depending on your proffit margins I would suppose. I'm not an expert yet, but I initially thought that I probabbly should have included in the lease that the tenant would be responsible for maintenance for those appliances. Eventually I obtained insurance on all the aplliances in case a repair is needed. Didnt account for this in my due dilligence when purchasing. Money well spent for the learning experience.  

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  • Kevin Epp
    Property Manager · Tacoma, WA · Member since 2024 · 60 posts · 39 votes
    1y

    Leave them in there.

    If you don't, people rent them (or have their own).

    Usually a non-issue either way.

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  • Alecia LovelessPro Member
    Member since 2019 · 3k+ posts · 2k+ votes
    1y

    @Jaycee Greene If a unit has a hookup I typically provide the washer/dryer. This allows me to charge premium rent. They’re not standard where I live, but prospective tenants are thrilled to hen my units have them and don’t mind paying higher rent.

    Just today I had my first problem with a set that I bought from other tenants. The washer stopped working. So now we’ve had to call appliance repair guy. Will not discourage me.

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  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    1y

    I would especially if they are paying for their own utilities.  Would you want tenants moving washers and driers in and out each time you have a turn over and trusting them to properly connect them?  You'll also have a better time renting it if they don't have to leave their unit to do the laundry.  Add another $25 a month to the rent.

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  • Jaycee GreenePro Member
    Real Estate Consultant · St. Louis MSA · Member since 2024 · 3k+ posts · 727 votes
    1y

    @Alecia Loveless Yes, that was my exact point. If that's not the standard in your area, the potential for the extra rent is attractive. If it is standard (and you don't have them), it could be the reason you're finding it harder to attract tenants. In my experience, having them lso attracts a higher quality tenant. Just my 2 cents!

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  • Richard Schubert
    Akron, OH · Member since 2024 · 101 posts · 78 votes
    1y

    I don’t provide a washer and dryer. If the house already has them, then the lease will state the washer and dryer is provided as a convenience and the tenant is responsible for all maintenance. If the units break, then again, they were a convenience and the tenants must now replace them with their own. The tenant then takes their units with them if they move out. Damage is always on the tenants and comes out of their deposit. 

    On the flip side, you will be surprised that many tenants do indeed own a washer and dryer. If your house already has them, what do they do with their own?

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  • Henry Lazerow
    Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes
    1y

    I almost always recomend my clients to install in unit laundry. Atleast here in Chicago it bumps up your rents $100-200+ a month so pays itself off very quickly. I have it in all my units. 

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  • Wale LawalBusiness Member
    Real Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
    1y

    @Natali Cobb

    In-unit laundry in duplexes can attract tenants, increase rent, and improve retention. However, landlords face maintenance, damage risk, and financial burden. To mitigate these, landlords can offer appliances "as-is," charge a fee, or allow tenants to bring their own.

    Good Luck!

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  • Jonathan KlemmBusiness Member
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    Contractor · Chicago, IL · Member since 2016 · 4k+ posts · 2k+ votes
    1y

    Simple answer is it depends on your market and what other comparables have @Natali Cobb.

    If you are doing a renovation already, then it makes a lot more sense than not.  People think it's inexpensive to install a Washer & Dryer, but getting the gas, electrical, water, and drain/vent there is usually quite expensive.

    Here in Chicago, we always want to be at the top of the market regardless of the competition, so we almost always install a W/D when we renovate our properties, even in some of the less desirable neighborhoods.

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