Halethorpe, MD · Member since 2016 · 77 posts · 21 votes
Hey Everyone.
So I never really pondered this too much but I am now as I'm wrapping up renovation on a rental property this week. What is everyones general opinion on equipping or not equipping their rentals with a washer and dryer.
I'm sure some landlords are all for it, some the complete opposite. Then I'm sure it's case by case for some. Such as the type of neighborhood the property is and the type of tenants the property would be housing. Pros and cons, reasons why or why not please.
Rental Property Investor · Baltimore County Maryland and Tampa Florida · Member since 2013 · 2k+ posts · 2k+ votes
9y
The only reason I would include washing machines and dryers is if all comparable rentals included them. There comes a class of house where many people would find it ridiculous to not include machines and therefore not apply. The class of my rentals does not demand it so I do not include them.
Rental Property Investor · Baltimore County Maryland and Tampa Florida · Member since 2013 · 2k+ posts · 2k+ votes
9y
The only reason I would include washing machines and dryers is if all comparable rentals included them. There comes a class of house where many people would find it ridiculous to not include machines and therefore not apply. The class of my rentals does not demand it so I do not include them.
Research your area with similar bedrooms/bathroom/sq footage.
If the majority of them have washer/dryer, you should install. Unless your strategy is to attract more renters w/ lower rent without a W/D.
If they don't have W/D, and you do, you could charge more and give you a competitive edge. Potentially giving you a bigger pool of candidates to choose from.
If it's 50/50, then check how much more do the ones w/ W/D will rent for. And decide if it's worthwhile for you in terms of costs.
Investor · Allentown, PA · Member since 2017 · 20 posts · 15 votes
9y
Agree with Nicole. If not putting in a W&D means you won't be able to find a renter then put them in. But if you can rent without that is probably your best route to go. Washers and dryers are great from a convenience standpoint but generally increase your chances of property damage through fires and water leaks.
Halethorpe, MD · Member since 2016 · 77 posts · 21 votes
9y
Thanks for the input @Nicole A.! I understand what you're saying. The home I'm working on now has a washer and dryer in the basement from the old home owner. Haven't tested them out yet but they appear to be in working condition. If I decide to keep them I'd have to run water lines to the washer (very easy job the way its set up). If there was not units already there I likely wouldn't consider adding new ones. The house is in an area that certainly doesn't demand washer and dryers to be available in house for tenants necessarily. So I guess I'm debating is it worth adding the water lines and set up the existing units already there in hopes it makes the property a bit more desirable and demand a very slight bit more in rent? If not why keep more things around that can break.
Minneapolis, MN · Member since 2013 · 2k+ posts · 1k+ votes
9y
This question is asked a lot
In a SFH rental some people have their own and some don't I'd list the property with W/D hook ups. and if gas or elect.. add that. The trouble comes when you have your's installed and tenant has a set and wants you to move yours out..
Winter is especially bad because washers need to be winterized before just stuffing in a garage to store you don't want pump to crack from freezing..
Personally I'd just skip it and less to maintain and worry about.. Anybody can pick a used set up for $300.00 and it's no hassle for you.
Rental Property Investor · Baltimore County Maryland and Tampa Florida · Member since 2013 · 2k+ posts · 2k+ votes
9y
My first thought, @Vic Vega, if your neighborhood doesn't demand the machines is that it might not be worth it. Perhaps since it's easy, you could run the water lines so it's ready (would you also have venting for the dryer there too available/ready to go?) if you change your mind later.
Or you could include the machines, but state in the lease that if the machines break, they will not be repaired or replaced by you. Perhaps tenants will be sure to go easy on them knowing this.
Investor · Los Angeles, CA · Member since 2014 · 285 posts · 142 votes
9y
As you know, it depends on the market. If the tenants pay for the water, then I'd say have yourself a washing buffet. Otherwise, I would skip the washer/dryer for a 3+ bedroom unit, especially if it means huge families with a lot of clothes to wash. If the unit has 1 or 2 people, and it's an uppity market, it could be a solid value add. Same thing with dishwashers.
Investor · Los Angeles, CA · Member since 2014 · 285 posts · 142 votes
9y
@Vic Vega That's the biggest deal for me - the water bill. It's a huge expense, especially here in CA, and we have the risk of water restrictions with the unreliable supply of water and all.
Investor · Juneau, AK · Member since 2015 · 980 posts · 741 votes
9y
I recall some good discussions on this topic in the past that enlightened me.
First, I would concur with those who say "the market" or comps generally will point you in the right direction (i.e., if all the similar units in your area supply appliances, you better think about doing it, too, or risk losing some good applicants or potential tenants)....
Second, on those past discussions, there seemed to be some trends I picked up. For example, if I recall correctly there were some rural, single family home markets (in the South for example), where it was uncommon for the landlord to supply appliances. And some wisely chimed in about their extra cost, maintenance, etc. (one sagely mentioned the aphorism, "I am a landlord not an appliance repair person")... I suppose tenants in these areas just assume they need their own appliances. So that is the market condition (BYOA... Bring Your Own Appliances).
But in much of the urban areas, coasts, multifamily/condo, market, it seemed more common to supply appliances. Folks in big cities tend not to carry these around in their cars. And it makes sense to supply them in these markets. It makes sense, too, if you consider some of the wear and tear of appliances being moved in and out at every turnover, as well as the risk of the dryer vent not being hooked up properly or a junky washer leaking and damaging your unit. Personally, I supply them in my condo and four-plex precisely for this reason. Tenants do not always have the personal management or handy skills to purchase, maintain and install appliances. And the risks of damage fall to me--the landlord.
And anyone who has a dryer vent blocked, routed improperly into a wall or attic, or dealt with a failed washing machine hose knows the deposit won't cover the long term damage or overall costs (makes for a nice Holmes on Homes episode though!). So keeping these appliances in good shape, properly connected and inspected is insurance for me, and I think it adds to tenant satisfaction.
My take: even though my market is one where appliances are almost always provided (so it makes sense for me to do it), I think I might offer them even it weren't the case based on the piece of mind I get if appliances are ship shape, and to differentiate my units from others without them...
Rental Property Investor · Gunnison, CO · Member since 2014 · 59 posts · 99 votes
9y
Ah, washers and dryers.... If you live an in area where providing them can go either way, here is a simple script that can save you lots of time and money:
(speaking to the new tenant) The previous tenant left the washer and dryer. We are happy to pull them out of the unit if you would like. If you would rather, we can leave them for you to use. We would just expect you to to fix anything if they break....
No one ever asks that the machines are pulled (your local millage may vary)
A couple of notes:
1) Make sure the machines are in good working order to start
2) Explain that you'll fix any leaks (you don't want them sitting on a leak problem)
3) Sometimes the machine will come back to you at turnover broken. Ask a month or so out so you know the situation
4) Tell the truth. Our units did come with washers and dryers to start. If yours didn't, modify the script to fit your scenario, "If you want we can provide washers and dryers as a convenience, we would just expect you to to fix anything if they break....
Rental Property Investor · Oconomowoc, WI · Member since 2016 · 996 posts · 431 votes
9y
I have them in some of mine. Yes they break down and cost money, but I charge $30 extra per month for the appliances. So they pay off repairs and purchases easily, especially because I handle repairs in house so I don't need to hire an expensive appliance repair man. Its a great marketing tool for larger rentals.
Investor · Chicago, IL · Member since 2017 · 26 posts · 9 votes
9y
Are you paying gas/ electric? Water Bill? If not I think it would be a great idea. It increase your pool of renters and also keep renters longer. Also when set up the lines, etc. it will a nice feature if you ever decide to sell the property in the future versus another similiar property without laundry unit. Repairs, etc. just price in the rent. If you want to go to cheap then mentioned in the listing that tenant can set up their own washer/dryer and will be responsible for it. You can marginally increase rent which will help your bottom line.
Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
9y
What @Nicole A. said, with one additional note: if I have a unit that the tenant moving a washer/dryer in/out is capable of/likely to do significant damage, I may include it in that case, or if the W/D setup requires a specific setup (stackable, apartment size, etc). Other than that, you do not want to provide these appliances because people are notoriously hard on both, overstuffing them with clothes, using too much detergent, etc.
When we rehab units we normally make all provisions that make it easy for the tenant to bring their own so that there's no reason for us to provide a washer or dryer.
Investor · Bentonville, AR · Member since 2016 · 32 posts · 22 votes
9y
If you leave the washer/dryer in, tell the tenant that they are free to use the washer and dryer, but you expect them returned to you in the same working order that they are in now - aka you aren't fixing them if they break. I'll never make the mistake of being responsible for the maintenance of them again... unless you can upcharge $30/month like @Corina Eufinger. That's the only way I would sign myself up for maintenance. Even if your area demands a washer and dryer, I would still let the tenant know that maintenance is on them, but worded as you "expect them returned to you in the same working order that they are in now."
Investor · Riverside, CA · Member since 2015 · 280 posts · 111 votes
8y
Out of all of our properties only one has a. W/D combo. That’s it. Everyone else has hookups and they provide their own. The only reason the one property has the WD is because when I first rented it I made the mistake of adding the w/d as amenities so I’m stuck with them. It’s no big deal but I already replaced them once in 4 years. Sure it’s a deduction, but in the area it’s offered but it’s a coin operated types. I may invest in a set of those next time I need to replace them
Conyers, GA · Member since 2017 · 12 posts · 0 votes
8y
Hi,
I have a question as my property has W/D connections and tenants getting their own washer and dryers, which is fine, but my issue is I am paying water bill as a landlord and water bill coming very high. I would like to know what extra charge I can charge tenants if they get their own machines to cover the water bill. I have 1bed, 2 bed and 3 bed apartments in my property.
Brandon, FL · Member since 2017 · 70 posts · 32 votes
8y
Hello Vic,
I recommend removing the washer and dryer from any rental unit. Even if your lease states those items are not covered for repairs the tenants will continue to request maintenance on them. Just becomes more of a headache than a perk for the tenants.
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