Washer and dryer in rental?

Naples, FL · Member since 2018 · 7 posts · 1 vote

Hi,

I just bought two investment properties in the Tampa Bay Area. I was wondering if it is common for renters to bring their own washer/dryer or do most investors provide a washer/dryer?

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Bryan Devitt

Contractor · Oxford, MA · Member since 2018 · 807 posts · 745 votes

IMO provide as few things that break as possible. Washers and driers break more than most appliances and you would be paying to fix them when it happens, usually $200-300 each time. What is the upside of opening yourself up to that? How much more per month will you get for providing it compared to just having the hookups? Unless you "provide" them by getting them at Rent-A-Center and marking up the cost so then they're on the hook when they break and you make money for the aggravation

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Jarrod Blackburn
Rental Property Investor · Winter Haven, FL · Member since 2016 · 1 post · 2 votes
8y
@Leanne Rich Apartment-type units I provide washer & dryer appliances. Single family homes I make tenants provide their own.
2 Reply
Bryan Devitt
Contractor · Oxford, MA · Member since 2018 · 807 posts · 745 votes
8y
IMO provide as few things that break as possible. Washers and driers break more than most appliances and you would be paying to fix them when it happens, usually $200-300 each time. What is the upside of opening yourself up to that? How much more per month will you get for providing it compared to just having the hookups? Unless you "provide" them by getting them at Rent-A-Center and marking up the cost so then they're on the hook when they break and you make money for the aggravation
5 Reply
Jim S.
Sterman, MI · Member since 2017 · 378 posts · 306 votes
8y
Most apartments around here do not provide them. The bigger complexes have coin op. I try to provide them in my 1 -2 bdrms. It's a selling point and they get used to having them so they don't want to move. but just hook ups my 3 bdrms. I am able to repair them myself. I have a spare I swap out then I can repair it in my garage at me leisure. If you can not repair them I would buy new low end. I only buy used if they are less then 5 years old or so and at a good price.
2 Reply
Scott Weaner
Rental Property Investor · Yardley, PA · Member since 2008 · 1k+ posts · 561 votes
8y
As someone who has provided them, if you can avoid it, don't.
My lease states that I am not responsible for repairs.
2 Reply
Matt K.
Walnut Creek, CA · Member since 2015 · 3k+ posts · 2k+ votes
8y
Used appliances are cheap, you can get a used washer or dryer for reasonable price from used appliance store w/ warranty and they take credit card...
1 Reply
Brian Mcmenamin
Rental Property Investor · San Diego, CA · Member since 2018 · 176 posts · 83 votes
8y
@Leanne R. I had put washer and dryers in my units in the past. They always break. buying a used one is the best way to go, but get one of the simple ones with the knobs on it. Do NOT buy the ones with the nice electric face boards, the circuits always fail in there. Tenants always overload them, so expect them to break. I would recommend to have it written in lease that you are not responsible for repairs on washer dryer. This appliance as well as garbage disposer are the two biggest headaches in any rental. Good luck to you
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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
8y
Providing a washer/dryer is nice for the tenants and it reduces the likelihood of damage moving the appliances in/out of the unit or hooking hoses up incorrectly and causing a flood. However, washers and dryers are regularly abused and seem to break more than other appliances. I would at least increase the rent a nominal amount ($25 - $50) to help defray the costs of maintenance.
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Jiri B.
Rental Property Investor · Raleigh, NC · Member since 2017 · 157 posts · 169 votes
8y
As it was already mentioned here, it depends on the type of property you have and its also market specific. For example, here in Raleigh, NC tenants especially in single family homes or townhomes under 250k typically don't own their own appliances. Not having one there already, will results in tenants just looking at other properties.
The easiest way to find out what is expected is to look at the current listings around your property and see how many properties offers them or don't offers them.
Appliances are not expensive and they are also tax deductible. I would do whatever is typical in your local market to stay competitive with your rentals.
4 Reply
Anthony Wick
Rental Property Investor · Ankeny, IA · Member since 2017 · 2k+ posts · 3k+ votes
8y
I supply them. It's a nice amenity to set you apart from other rentals. I buy Used from a place around here that only does used appliances. I asked what is best for rental units. Cost maybe $250 for each set. But, my lease does state; "while the landlord acknowledges a washer and dryer are provided for use, the landlord does not guarantee that a washer and dryer will be provided in the future". Same language with my garbage disposals. If it breaks I'm sure I'd fix it or get another used one, but if a tenant is unduly harsh and keeps breaking them, then they can buy their own.
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Jiri B.
Rental Property Investor · Raleigh, NC · Member since 2017 · 157 posts · 169 votes
8y
Also keep in mind, that if tenant breaks anything, including the appliances, they are fully responsible for the repair or replacement cost. This does not include regular wear and tear or issues caused by malfunctions of course.
Accidents however happens and if its a good tenant and we have no other issues with them, i might just pay the bill and have it as expense. But i make sure they know about it. However, if you have a tenant that calls you and say the washing machine stopped working and the appliance repair technical clearly states the issue was cause by the tenant, then guess who is getting the bill?
You should not be paying for anything that the tenant breaks and your lease should also cover this. And if you discover that after the tenant moved out, you have their security deposit. If the issue was not property reported (as per the lease) then the tenant is also responsible for that.
Just make sure you are using a good leasing agreement and that you are screening the tenant well. This will prevent many issues.
4 Reply
Matt P.
Investor · Columbus, OH · Member since 2015 · 625 posts · 601 votes
8y
@Leanne Rich I dont provide them here. Everyone always has their own anyway.
0 Reply
Krishna Chava
Specialist · Carrollton, TX · Member since 2016 · 145 posts · 100 votes
8y
@Nathan G. Agree with you. I had several water leaks because tenant's washer and dryer are old OR they didn't hookup property. If I can provide washer and dryer and get more rent, I always take that route.
2 Reply
Al Pat
Rental Property Investor · Atlanta, GA · Member since 2016 · 325 posts · 253 votes
8y
@Leanne Rich Never provide more than what you have to. Less maintenance request will come your way. We only provide refrigerator, stove with oven and dishwasher. I do have some properties with built in microwave over range but it came like that. We even removed garbage disposal after many tenants didn't know what to and what not to put in it causing freuent jams.
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Tami R.
Clive, IA · Member since 2013 · 141 posts · 89 votes
8y
I have a love hate relationship with washer and dryers. In our larger city I had coin operated in our apartments, I had 4 break ins in one month and you had to have a key to get into the laundry room so I pulled them out! In some of my sfh I have increased rents 25-40 per month because I provide washer and dryers. My smaller multis have them and don't have troubles. But when it comes to coin operated I would rather be collecting 800 a month in rent not 80 in laundry money. I have thought about offering washer and dryers to tenants per month like an option to rent along with window air units and then have my employees install and remove so I know they are done correctly
1 Reply
Justin Godlewski
Rental Property Investor · Schenectady, NY · Member since 2016 · 15 posts · 19 votes
8y
I’ve been having good luck pickIng up appliances at my local Lowe’s stores. Each store in my area have scratch and dent or returned appliances that are discounted appropriately.
1 Reply
Nancy P.
Naperville, IL · Member since 2018 · 330 posts · 357 votes
8y
@Tami R:

Although I can see why you would take out the coin-ops, how did tenants react to no longer having laundry facilities on the property? I would be seriously upset if I was the tenant...

Originally posted by @Tami R.:
I have a love hate relationship with washer and dryers. In our larger city I had coin operated in our apartments, I had 4 break ins in one month and you had to have a key to get into the laundry room so I pulled them out! In some of my sfh I have increased rents 25-40 per month because I provide washer and dryers. My smaller multis have them and don't have troubles. But when it comes to coin operated I would rather be collecting 800 a month in rent not 80 in laundry money. I have thought about offering washer and dryers to tenants per month like an option to rent along with window air units and then have my employees install and remove so I know they are done correctly
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Tami R.
Clive, IA · Member since 2013 · 141 posts · 89 votes
8y
@Nancy Pults. Its 60 dollars everytime someone breaks into the box and steals the money. Our laundry room is locked and only tenants have the keys. I spent 240 in one month getting it fixed honestly I don't give a damn if the tenants are mad until I figure out who was breaking in as people are saying they know who it was and not saying it to me... I'm ok. Saving me on water... I've had no complaints in the first 2 weeks. Tenants have been understanding.
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Nancy P.
Naperville, IL · Member since 2018 · 330 posts · 357 votes
8y
I guess it depends on the area/class of property, but where I live you could be sued for decreased rent by taking away an amenity. Glad it's not an issue for you.
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Sam Shueh
Real Estate Agent · Cupertino, CA · Member since 2016 · 4k+ posts · 1k+ votes
8y
Apartments -these appliances are provided. You can install coin operators to get them pay for the cost of utilities if it is in a common area.

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Dennis M.
Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
8y
I would not do it in a multi or a single especially in C or D class neighborhoods . They will destroy your appliances and get their sister grandmother and neighbors over to wash the clothes . You will be getting calls on repairs getting sky high water bills and questions on how to push the button to make the dryer turn on! Tenants in these classes can barely operate a double hung window or properly shut a door much less a washing machine with a range of options to select
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Account Closed
Rental Property Investor · Las Vegas, NV · Member since 2018 · 133 posts · 171 votes
8y
I provide newer washers/dryers but I also have better quality B+ tenants that pretty much expect them and are willing to pay more for them. And they take care of them, i've never had any calls.
I really think this depends on who your tenants are and they type of property. Mine are nicer townhouses which appeal to renters who don't want to live in or deal with apartments or even a condo and can afford a nicer place, and will pay more. But for a SFR or C or D property I may not... SFR's may be more for families that have their own appliances and C or D.... well then you're dealing with tenants that might be more likely to trash them.
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Kyle J.
Rental Property Investor · Northern, CA · Member since 2012 · 5k+ posts · 5k+ votes
8y
All of my rentals are single family houses. I used to provide them but I found two things: 1) most of my tenants already had their own washer & dryer, and 2) you couldn’t really get more rent for providing them (probably because most of the tenants already had their own so why would they be willing to pay more rent for them) so there really wasn’t much of an advantage from a landlord perspective to provide them.
I no longer provide them and it hasn’t been an issue. All of my properties rent quick (less than a week) whenever I have a vacancy, and if the washer or dryer needs repairing, it’s not my problem.
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Account Closed
Rental Property Investor · Brooklyn NY · Member since 2018 · 263 posts · 469 votes
8y
I recently purchased my first turnkey rental and found out that is common for tenants to bring their own washer and dryer. I have a tenant in place that brought their own. I do agree with @Bryan Devitt. Give them as few things to break as possible.
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Josh JenkinsPro Member
Real Estate Broker · College Station, TX · Member since 2017 · 17 posts · 10 votes
8y
@Leanne Rich if you haven’t already done so, call as many similar properties in your market as you can. Find out about rent, amenities, and policies. You can see from this thread that different parts of the country have different expectations. I could never rent my properties without them but I am constantly replacing one. I found a local appliance guy who will swap out broken machine and haul off the old one for about $185. Most of mine are at the top of a flight of stairs so it’s well worth it to me to save the time
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James Wise
Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 30k+ posts · 20k+ votes
8y
Originally posted by @Leanne R.:

Hi,
I just bought two investment properties in the Tampa Bay Area. I was wondering if it is common for renters to bring their own washer/dryer or do most investors provide a washer/dryer?
Most of the time a tenant has access to their own private laundry they are required to bring their own. especially in single family or duplex properties.
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