Rental Property Investor · San Jose, CA · Member since 2018 · 152 posts · 159 votes
Should this be purchased by me the landlord, or should the tenant be the one to bring in their own W & D if they choose?
A little reference on the property. It’s a new construction SFR and will rent for $1650.
Investor · Chicago, IL · Member since 2009 · 1k+ posts · 1k+ votes
7y
Great question. I generally do not. If you rent more upscale property, you may have to include it. Go with what the market dictates.
Here is the reason I do not: Appliances break down and that means there are two more things you have to be responsible for. Next, if the tenant gets their own appliances, then perhaps they are more committed to the property.
I try to create rentals that have minimal repairs.
Virginia Beach, VA · Member since 2016 · 46 posts · 33 votes
7y
My market all but requires I provide W&D and they do indeed break down quite regularly since tenants are hard on them. My units are always supplied by Craigslist finest used devices. If you manage your own properties, you should learn how to fix the most basic problems with them. 90% of the time, it's a 10 minute fix. Learn how to replace the dryer thermal fuse, the door safety switch, and the belt. On washers, learn how to replace the motor coupler and the door safety switch. A few YouTube videos will save you hundreds if not thousands over time.
Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
7y
@Jess WhiteI would consider a couple factors here:
1. Do comparable local properties include washer and dryer. If so then it may be necessary to include this amenity.
2. Is the location of the washer and dryer difficult to access. One property I have has a narrow doorway, that required removing the door trim to get the appliances in. I provide in that property to avoid damage by tenant. Other restrictions could be if the space only allows stacked washer/dryer, then you may want to provide.
All things being equal, I never include a washer or dryer for these reasons:
1. Most house renters in my market already own a washer and dryer. They would want me to remove mine and I don't store appliances. Plus a washer may spring a leak after being stored.
2. Mechanical items require the most maintenance. Both a washer and dryer have moving parts.
3. Washer and dryer can be damaged easily with abuse. Overloading or not emptying the lint trap can wear an appliance. Also use can vary. A family of 5 does a ton of laundry.
4. I try to minimize items that will require repair due to cost and time involved in dealing with issues. Pushing more to the tenants is better.
5. Washer and dryer could be taken on move out. I have not had this happen, but I could see an angry tenant walking off with appliances. If this happened the security deposit is likely already gone for rents or repairs.
6. If the washer leaks or the dryer starts a fire, I am responsible if I provide them. If the tenant provides the appliances then they are responsible for any damage.
In my market you can buy a used washer dryer set for $150 to $250, so it is not a large expense for tenants. I tell tenants, by not providing one, it allows them to buy a higher quality set. Most landlords provide cheap or use top load models, so many tenants prefer to bring their own anyways.
Las Vegas, NV · Member since 2018 · 405 posts · 474 votes
7y
What some people do is offer to include the washer-dryer for an extra $50/month, then provide a used set that can be easily replaced if needed. Some tenants will go for it; some will decline and get their own set. Whether it's high end or not, doesn't seem to matter. I manage some low rent units that do not include washer-dryer (only hookups) and the tenants all get their own no problem. Some higher end renters may prefer to use their own machines because they can get what they want.
One thing I've learned: it is easier to get repairs on the ones with manual controls, no digital stuff and no electronic buttons. Just good old fashioned knobs and push buttons. Manual controlled units seem to last longer too, because they don't have sensitive electronic parts to burn out.
Rental Property Investor · Clarksville, TN · Member since 2017 · 73 posts · 99 votes
7y
We never provide washer/dryers in long term rentals. That's one more thing to worry about maintaining and replacing. We refer tenants to a local, reputable used appliance store that offers a warrantee and delivery for half the cost of a brand new set.