Old washing machine finally starting to go out on my tenant

General Landlording & Rental Properties
5yFollow

Old washing machine finally starting to go out on my tenant

Justin Rea
Rental Property Investor · Tallahassee, FL · Member since 2015 · 25 posts · 7 votes

Tenant just contacted me letting me know the washing machine is making loud noises. It’s an old washing machine and of course I was expecting this to happen someday. rental property is in Richmond Virginia and I now live in Tallahassee Florida.

This being my first rental property before I go off and buy a washing machine online I’d like to see what you recommend my plan of action could be? I think I know what I need to do but I do not know the recommended manufacturer, model, rental property Washer....if there is one?

Note: The dryer is very old as well so I should keep that in mind. I’m a veteran so potential discount on equipment is nice. Definitely enjoy earning my current Chase Credit card points. Christmas is coming up so potential deal to maybe go ahead and get both washer and dryer. The rental property income will of course be used and tracked for this purchase for tax purposes.

Thank you.

1Reply
117 views

Most Popular Reply

JD MartinBusiness Member
Moderator
Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
5y
Originally posted by @Maureen Santibañez:

@Justin Rea

I think you should replace both with a combined washer and dryer. Cheaper than buying both separate.

 No way is that cheaper. If we are talking top loaders, you can get both for $800 brand new. You're not buying a combo W/D for less than $1300-1400 new, and stacked integrated units cost about the same. And assuming you're talking about the one unit, throw everything in and it comes out dry type, your ability to run more than a load at at time is now eliminated.

I like the idea of single-units but the setting has to make sense, and the economics virtually never make sense.

Anyway, to the OP: buy a new set, have it delivered and set up. You should be collecting some kind of (built-in) premium for the W/D anyway. We put them in places where a tenant bringing their own would be difficult - hard access, potential for major damage, etc - and just bump up the rent for the added value. We collect roughly $500/yr extra and if they last 3-5 years it's been a break even or slight profit.

Quick note on used appliances: they've virtually disappeared where I am. You used to be able to get used appliances all day long for 50-80% less than new, but since about COVID started they have become seriously rare and you have to be ready to jump immediately. It's not worth the hassle for me for a couple hundred bucks. 

Podcast Guest on Show #243
Skyline Properties
View Page
5Reply
See this reply in the discussion

28 Replies

Jump to latestLatest
  • Chris Lynn
    Rental Property Investor · Memphis, TN · Member since 2019 · 36 posts · 55 votes
    5y
    I include W/D with my rentals and fortunately have only had this issue with one tenant.  Unfortunately, it happened with the same tenant multiple times.  My old answer to your question would have been to try to repair it yourself if it's a simple fix, else buy a used one and drop it in.  After going over there multiple times, my new answer is to buy a new pair and be done with it.  I bought a Roper from a warehouse type place here in town and haven't had an issue since.  I'm all for pinching pennies, but sometimes it's not worth the hassle if you have a day job (in my case) or are managing remotely.  Next time, you may consider not supplying the W/D or offer them as a courtesy if they're already there but stipulate that if they break, you aren't fixing or replacing.
    3Reply
  • Seth Foltz
    Real Estate Agent · Rochester, NY. · Member since 2019 · 25 posts · 14 votes
    5y

    Maytag and Whirlpool make awesome machines and typically have a 15 yr warranty. That's a solid investment in itself!!

    1Reply
  • Bradley Padula
    Rental Property Investor · Boston, MA · Member since 2019 · 124 posts · 121 votes
    5y

    @Justin Rea a service call to diagnose the problem can range in price but usually costs around $75-$100 just to get someone out to look at the problem, let alone fix the issue. Smart money would be on the replacement like you are thinking. Amana / Roper washers and dryers are work horses and I've had good luck with them in the units I have them in (reviews online speak for themselves). If you're looking to go higher end / more features, I also have a higher end Electrolux model EFLS627UIW for another unit, I got a really good deal on it and tenants love it.

    @Seth Foltz any specific models of washers you're seeing 15 year warranty on for Maytag or Whirlpool? From what I've seen, Maytag is up to 10 year limited, and Whirlpool is 1 year 

    1Reply
  • Tim Siocheng
    Member since 2018 · 43 posts · 15 votes
    5y

    I had the same problems a few years ago and like the others have mentioned i went and bought a new pair of washer and dryer. I bought the whirlpool brand and there's no problem after. I didn't try to cheap out in looking and buying 2nd hand / used washer and dryer because it might just give me more problems in the near future. Just for example, if the used one have problems that i didn't know, it's out of warranty and i would be calling someone to get it repair every single time it breaks. To save time, possibly money everytime someone has to go out and repair it and the headache both for me and the tenant; i just bought new ones. 

    2Reply
  • Maureen Santibañez
    San Antonio, TX · Member since 2020 · 35 posts · 39 votes
    5y

    @Justin Rea

    I think you should replace both with a combined washer and dryer. Cheaper than buying both separate.

    1Reply
  • Seth Foltz
    Real Estate Agent · Rochester, NY. · Member since 2019 · 25 posts · 14 votes
    5y

    @Bradley Padula - I totally misspoke, it is a 10 year limited. I do like the other brands you mentioned as well.

    Whatever cleans the clothes, right?!! Haha

    3Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    5y
    Originally posted by @Seth Foltz:

    @Bradley Padula - I totally misspoke, it is a 10 year limited. I do like the other brands you mentioned as well.

    Whatever cleans the clothes, right?!! Haha

     Read the fine print. They cover the motor and washer drum, parts only. There is no way for the washer drum to fail and motors rarely fail. There are a hundred other things more likely to break and they cover none of it. Even if the motor goes out, you are spending a couple hundred in labor to fix it. 

    My advice is pick up a used washer for $200 and call it good. This is a rental property, not your personal home. 

    I don't even provide a washer and dryer, because they are the two appliances most likely to break. My tenants bring their own. 

    2Reply
  • Bradley Padula
    Rental Property Investor · Boston, MA · Member since 2019 · 124 posts · 121 votes
    5y
    Originally posted by @Maureen Santibañez:

    @Justin Rea

    I think you should replace both with a combined washer and dryer. Cheaper than buying both separate.

    Combined washer & dryer units are generally $1000 - $1500, would cost the same or more than separate units, and generally have smaller washer space and smaller dryer space. More uses needed to do same amount of laundry = more wear on unit. You'll generally see them used in confined spaces, small apartments etc. 

    3Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    5y
    Originally posted by @Maureen Santibañez:

    @Justin Rea

    I think you should replace both with a combined washer and dryer. Cheaper than buying both separate.

     No way is that cheaper. If we are talking top loaders, you can get both for $800 brand new. You're not buying a combo W/D for less than $1300-1400 new, and stacked integrated units cost about the same. And assuming you're talking about the one unit, throw everything in and it comes out dry type, your ability to run more than a load at at time is now eliminated.

    I like the idea of single-units but the setting has to make sense, and the economics virtually never make sense.

    Anyway, to the OP: buy a new set, have it delivered and set up. You should be collecting some kind of (built-in) premium for the W/D anyway. We put them in places where a tenant bringing their own would be difficult - hard access, potential for major damage, etc - and just bump up the rent for the added value. We collect roughly $500/yr extra and if they last 3-5 years it's been a break even or slight profit.

    Quick note on used appliances: they've virtually disappeared where I am. You used to be able to get used appliances all day long for 50-80% less than new, but since about COVID started they have become seriously rare and you have to be ready to jump immediately. It's not worth the hassle for me for a couple hundred bucks. 

    Podcast Guest on Show #243
    Skyline Properties
    View Page
    5Reply
  • Bradley Padula
    Rental Property Investor · Boston, MA · Member since 2019 · 124 posts · 121 votes
    5y
    Originally posted by @Seth Foltz:

    @Bradley Padula - I totally misspoke, it is a 10 year limited. I do like the other brands you mentioned as well.

    Whatever cleans the clothes, right?!! Haha

    Hahah no worries, exactly, whatever gets the clothes clean!

    1Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    5y

    I'm with Joe: used sets are readily available on Facebook marketplace or Craigslist. Buy a gently used set for half the price of a new one, maybe much less.

    The DIY Landlord Book4.7247 Reviews
    WebsiteView Page
    0Reply
  • Michael Jones
    Investor · Louisville, KY · Member since 2017 · 199 posts · 253 votes
    5y

    Get on marketplace face book and find one of the local guys selling used washer and dryers. Buy a used one for $150.00 and ask them to deliver and install it for you. Venmo them the money when the tenant tells you its hooked up.

    These same type used sellers will also haul away the old one so you solve that issue as well.

    3Reply
  • Tracy StreichPro Member
    Real Estate Broker · Tulsa- OKC Oklahoma · Member since 2017 · 868 posts · 801 votes
    5y

    Facebook marketplace will have tons of options.   The problem is you are not there to pick up and install.   Local appliance stores will often deliver and connect for less than $100.   Good luck

    [email protected]918-728-8080
    0Reply
  • Jim MillerPro Member
    Investor · Lebanon Pa · Member since 2013 · 34 posts · 15 votes
    5y

    We have started to add an addendum to our leases, in short it says we will not repair or replace washer and dryers. If it has it when they move in great, but we no longer furnish them or replace them. My recommendation would be to buy a used washer only and try to work your way to the end of the lease. Then add the addendum when you renew the lease or place the next tenant.  

    3Reply
  • Ika Sargeant
    Real Estate Agent · Reston, VA · Member since 2017 · 296 posts · 163 votes
    5y

    @Justin Rea I love to pinch pennies but if you have old washer and dryer look for new one in places like Home Depot or Lowes and save yourself from the headache. Not worth doing the repair on appliances these days.

    1Reply
  • Justin Rea
    OP
    Rental Property Investor · Tallahassee, FL · Member since 2015 · 25 posts · 7 votes
    5y

    @Chris Lynn great info! You are right, time is money so time I go shopping!

    0Reply
  • Justin Rea
    OP
    Rental Property Investor · Tallahassee, FL · Member since 2015 · 25 posts · 7 votes
    5y

    @Bradley Padula really great information. After getting on from my daily job and a little tired, this definitely makes sense to buy new. Thanks!

    0Reply
  • Justin Rea
    OP
    Rental Property Investor · Tallahassee, FL · Member since 2015 · 25 posts · 7 votes
    5y

    @Maureen Santibañez shopping now! It’s kinda like a xmas present for the tenants. Needing a dryer and now get both Washer and dryer! So that means clearly they won’t call me again for another year....right!? Haha. Thanks

    1Reply
  • Alexandre Marques dos Santos
    Rental Property Investor · Member since 2020 · 215 posts · 137 votes
    5y

    @Justin Rea

    I would recommend NOT buy those high end electronics. Tenants usually dont take a good care. I have whirlpool and works well.

    Usually bought at Home Depot and got nice discount, and installation.

    2Reply
  • Andrew S.
    Investor · Raleigh, NC · Member since 2013 · 1k+ posts · 708 votes
    5y

    I agree with most responses: buy a new (or used, if available) washer and have it installed.  What I do NOT agree with is replacing the dryer as well.  Why would you replace a perfectly working dryer?  Other than a subtle esthetic argument (“matched looks better than unmatched”), the two appliances are entirely separate, so the dryer may run just fine  for another 10 years while the washer may break again after 5.  If it is just because the dryer is the same age as the washer, are you going to replace the dishwasher and fridge also, each time the washer gives out?

    No reason to replace perfectly working appliances, in my opinion.  You don’t get THAT big of a price break for buying the set instead of individual.

    1Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    5y

    Buy a washing machine that is solid, but avoid the bells and whistles as those are likely to cause problems.  If the dryer is working, don't replace it.  

    1Reply
  • John MorganPro Member
    Rental Property Investor · Grand Prairie, TX · Member since 2018 · 2k+ posts · 2k+ votes
    5y

    I buy the cheap ones from Home Depot or used appliances from people who will deliver. I never repair them. Only do the washer. You may get another decade out of the dryer.

    1Reply
  • Kirk Spillner
    Rental Property Investor · Walnut Creek, CA · Member since 2015 · 6 posts · 2 votes
    5y

    Lots of good advice from the previous replies. Just to build off what was said before and to add my two cents as someone that sold appliances for a few years...ask a sales associate what the best bang for the buck is. Often times, clients would come in demanding "the cheapest one, its for a rental" and be done listening to my advice out of fear of trying to be upsold. In reality, usually for a few bucks more you can get a unit that will likely be more efficient, won't scream "my landlord is a cheapskate that doesn't care about us," and be longer lasting while still not having all the bells and whistles which are rarely used and likely to cause issues down the road. 

    I'm a strong believer in not buying the cheapest option and treat your tenants the way you want to be treated. Sometimes that advice may cost more up front, however will likely save you in the long term. 

    1Reply
  • Michael C.
    New to Real Estate · Denver · Member since 2020 · 75 posts · 81 votes
    5y

    Such a cheap and standard item I would not even waist my time asking about it on here…

    Last washer and dryer I bough off craigslist for $150 3 years ago. Still work great. Some people buy new ones with warranty, some buy used and take the risk. Up to you $100-$500 easy problem to handle. 

    0Reply
  • Derek Labbie
    Burlington, CT · Member since 2015 · 8 posts · 7 votes
    5y

    We have a washer and dryer included in most of my 9 units. In my lease addendum, I declare that the tenant is responsible for repairs and or replacement, or they could provide their own units. Our tenants have no problem complying with this rule.

    However, my updated policy is for the tenant to provide their own washer and dryer, of course I will let the existing units run their course, I will no longer be purchasing replacements as failure occurs. One less issue for me to expel energy on, I could focus more attention on the bigger issues.

    1Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free