SFH rentals with washer/dryer included - your experiences

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SFH rentals with washer/dryer included - your experiences

JD MartinBusiness Member
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Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes

Hi all,

This question is really geared towards single family home rental property owners. 

I'm curious to see the breadth of experiences when it comes to providing washers and dryers in the rental property. Historically, we have always provided good washer & dryer hookups, avoiding having to provide/maintain one extra appliance. That is also the norm for my area, so it's expected. That said, we rent to a lot of students and virtually none of them have a washer & dryer when they rent our properties, so they have to obtain one, have it hauled in and installed, and then move it away when they leave. In some of the homes the access is easy; in others, not so much. This discussion is timely for me because I have a new property we are working on that has a very tight access to the laundry room, through two long hallways and across nicely finished wood floors. I've always been a little leery of renters installing their own w/d units in the past, though I have not had any problems to date. Conversely, I've also been leery of how renters may treat included washers & dryers. I asked my daughter about this, who lived in many apartments with included washers & dryers, and she only had one break down in many years. 

So what are your experiences? If you include w/d units, how have they held up? Do you replace them with new or used if they break? What's the life expectancy? If you don't include them, what has your experience been with renters doing their own hookups?

Thanks all! 

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Ron H.
Investor · Melbourne, FL · Member since 2017 · 159 posts · 116 votes
6y

For student rentals I provided W/D, purchasing used but almost new condition units.  Most of my students barely used them preferring to let mom do the work on weekends.  For standard rentals I do not provide.  When I have had a extra pair not being used i have offered them to tenants with a lease addendum stating landlord not responsible for maintenance.  If they die will not be replaced

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  • Account Closed
    Rental Property Investor · Canton, OH · Member since 2017 · 1k+ posts · 1k+ votes
    6y

    @JD Martin

    I typically only provide the w/d hookups. There's enough crap that breaks in a rental and I don't want to worry about extra things. If someone wants a w/d I would consider it for an extra fee. That said, in all my leases they state that the owner is providing X,Y,Z appliances as a courtesy and that any maintenance is the tenants responsibility.

    1Reply
  • Ron H.
    Investor · Melbourne, FL · Member since 2017 · 159 posts · 116 votes
    6y

    For student rentals I provided W/D, purchasing used but almost new condition units.  Most of my students barely used them preferring to let mom do the work on weekends.  For standard rentals I do not provide.  When I have had a extra pair not being used i have offered them to tenants with a lease addendum stating landlord not responsible for maintenance.  If they die will not be replaced

    1Reply
  • Michael Craig
    Rental Property Investor · Saratoga Springs, NY · Member since 2017 · 238 posts · 200 votes
    6y

    The norm in my market is that the landlord provides w/d. I fitted each of my units with used w/d's purchased from craigslist (Probably not a sustainable/efficient source of w/d's for large multi-family complexes but it works for me). A decent w/d should last you 10 years without issues and will give your apartment a boost for renters shopping for an apartment (Possibly even increase monthly rent?). After freshman year, students are expected to know how to properly operate a w/d.

    I would not trust tenants moving w/d in and out after each turnover, especially since you have nice hard wood floors.

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  • Marc Winter
    Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes
    6y

    In our area a washer dryer hookup is expected in the single. If the house happens to have one our lease says it's there for the convenience of the tenant and any repairs to it or replacement is on the tenant.

    of course that's assuming that the tenant is paying for the water sewer if the owner has to pay you better debt a coin op system

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  • Patricia Steiner
    Real Estate Broker · Hyde Park Tampa, FL · Member since 2019 · 2k+ posts · 3k+ votes
    6y

    Washer/dryers are expected in our markets. Having said that, our leases state that they are provided for the convenience of the tenant and that all repairs and damage that may result from their use (misuse; overloading,etc.) will be the tenant's responsibility.  My clients and I prohibit tenants from moving in appliances to avoid damage to the property that occurs more often than not.  The expense for acquiring the machines is nominal versus repairs to flooring, walls, doors, and door frames.  We also require the tenant to carry Renter's Insurance with the Landlord/Owner as additionally insured.  

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  • Rob B.
    Chicago, IL · Member since 2018 · 546 posts · 227 votes
    6y

    The norm in my market is that w/d are provided. Sounds like you're in a bit of a different market though where the norm is just to provide the w/d hookups. That said, I'd probably go with an additional fee or higher all around rent price if you do decide to include it. Side note: tenants here in Chicago definitely appreciate having that W/D in-unit included, especially during the winter season (when walking to your nearest laundromat quite literally can be deadly). And as Patricia mentioned above, there’s a possibility that the place can incur damage as they’re installing these items/moving these key items in, and you definitely want to minimize the risk of damage to the property. You keep risks low if these things are already included and professionally installed prior to them moving in. @JD Martin

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  • John Teachout
    Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
    6y
    We never provide washer/dryers in our sfr. We do provide hookups for them. We also don't provide refrigerators. We do provide a range and a dishwasher if appropriate.
    We will sometimes leave a fridge in a house if it came with the house with the clear understanding that if it breaks, not our problem.
    1Reply
  • Charles Faul
    Rental Property Investor · Member since 2019 · 22 posts · 25 votes
    6y

    Hello , I am new to the BP and really enjoying the post . I have over 100 rentals and I include all appliances, as I do not want them bringing in the units and destroying my floors and walls . Plus it is and added items you can charge for in the rent . I am one of the most expensive rentals in the type of rental we have , but I run it like a business . I treat my tenants  as customers, and always try and address any problems they have . I am not there friend, but I try very hard to keep everything clean, safe, and current. You do have to stand your ground sometimes and evict them when they no longer follow the rules, but it has been a great living for me, unfortunately I am retiring and will be selling the all of my rental in Louisiana. I have stayed at 99.5% full and kept my expenses at less than .003% . Hope you have a great time and very successful. Thanks

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  • Luke AndersonPro Member
    Rental Property Investor · Enterprise, AL · Member since 2016 · 166 posts · 117 votes
    6y

    I have properties in two different markets. One expects w/d included, the other it is not the norm to have them included. In the latter market I did include a washer and dryer in the first unit I purchased there, because that is what I was used to. The first tenants I had disconnected them and brought in their own washer and dryer. I have since sold that set and have not included any in those units. The first market I have had no issue with tenants destroying the washer or dryer or any maintenance issues. I would consider having a freshly redone unit and having college kids drag a washer/dryer through the property. If it were my unit, I would probably include them just so I dont have to worry about the new floors, unless these college students are already bringing their own washers and dryers with them. 

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  • JD MartinBusiness Member
    Moderator
    OP
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    6y

    Thanks for the replies so far! 

    I am probably going to give it a shot on this new unit since A)I already have a brand-new washer in the unit, left behind by the previous owner, and B) It's a difficult space to maneuver a dryer into. I only do maximum 1-year leases anyway, and go M2M beyond that, so if I find the W/D takes a severe beating and is nothing but trouble I'll just shelve it. I plan on making some extra money by including both ($25-50 more rent monthly). If I can remember, a year from now I'll post my one-year experience :)

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  • Dennis M.
    Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
    6y

    I provide them in some and it works out well . Now that being said I buy washers and dryers off Craigslist and Facebook for never over 100$ .

    In lower class areas the laundry mats are very expensive and downright dangerous . If you offer them the appliances you have several advantages going for you and a cut above the competition In Many cases .

    They seem to tolerate rental price hikes and stay longer if they have onsite laundry , they won’t leave for the house down the street if they know they won’t have a washer and dryer provided waiting on them . That in itself might be worth the couple hundred it costs to offer them .

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  • Bob Prisco
    Specialist · Cleveland, OH · Member since 2018 · 1k+ posts · 666 votes
    6y

    @JD Martin I do not put them in,,, hook ups yes but no machines. If you do then its your problem when they break , same for stove and fridge

    Good Luck 

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  • Jermell Shavers
    Member since 2019 · 295 posts · 159 votes
    6y

    @JD Martin. Only appliances I include are what’s in the kitchen I give my tenants the least amount possible to mess up not that they do but I don’t want to be responsible for maintaining and fixing it when it does break. I only include Fridge Stove in my C class properties. I don’t even put a microwave in unless it already had one installed. In my A class I include everything high end appliances stainless steel

    1Reply
  • Brian Ellis
    Rental Property Investor · South shore, MA · Member since 2017 · 1k+ posts · 1k+ votes
    6y

    Hi JD,

    My washers and dryers have been nothing but a pain in the a**. Could be a case of bad luck? Had 3 go in a matter of weeks.

    The only concern I have for you is the tenants using them, younger kids tend to break them quicker. They wont pull the lint trap, and they will stuff those things beyond its max compacity! 

    Regardless, I have provided washers and dryers, I just state in the lease that it is their responsibility to fix/replace them if they break. I learned that the hard way. 

    Goodluck!

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  • Cindy SimcoxPro Member
    Riverton, WY · Member since 2018 · 9 posts · 1 vote
    6y
    @JD Martin While not necessarily the norm in my market, I provide washers and dryers, and not the used cheap stuff off FB or Craigslist. It's in my lease that damage from misuse will be paid by the tenant. Also, we try to work with a higher end client and they appreciate the "extras." That said, I selfishly provide them in order to avoid flooring and wall and hall damage from to them bullying the stuff in and out. It works for us. In the case of college students, I am inclined to provide them because 1) they don't have them and need them and 2) the damage in and out far exceeds the cost of the machines. I would either make a deal on entry level sets with a local vendor if you need numerous sets or look for good used matching pieces that should last several years. I think mismatched, scratched and dented machines say you don't care, and sends the message "why should they?" Just my 2 cents.
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  • Jennifer T.Pro Member
    Investor · New Orleans, LA · Member since 2014 · 1k+ posts · 944 votes
    6y

    My rentals are primarily C-class, but safe neighborhoods.  Washers and dryers are somewhat common for this area/tenant class, but not necessarily expected.  I could definitely get by not having them but, for only $300 for a used set, I find it to be a major "plus".

    However, I learned my lesson from one tenant family...who NOTORIOUSLY overloaded their washing machine, despite multiple warnings.  While I might initially provide the washer/dryer, I make it very clear in my lease and also mention verbally, that those machines are only for their convenience and I am not responsible for their maintenance or repair.

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