I'm in the process of buying a new construction with an JADU (attached In-Law suite) rental. The unit is a small, but quite nice, one-bedroom (or will be by the time I list it). The builder offers only very specific options/upgrades that don't include washer dryer hookups. Comps show that having W & D is a must. I could fairly easily add a ventless washer dryer combo (the all in one unit type) under the kitchenette counter. Here's my concern. My research says those 1) take 3.5 hours+ per load; 2) leave the clothes feeling damp and needing to be shaken out; 3) can only accommodate the equivalent of 2 large bath towels and two hand towels per load. My concern is that most Americans aren't used to doing laundry this way and may write the unit off much as if it didn't have a W & D. 

Anyone have experience with this? I technically could add a more traditional setup, but it would be expensive and an all-around pain. 

I never ever supply washer and dryer to tenants. At least not anymore. Lesson learned.

I think they would be ungrateful. Tell them about the wash n fold place down the road! When we had kids living in the house the laundry machines sat idle we always did was n fold.

I tried out ventless in a JADU (had tension slab so too expensive to get drain in, etc).  overall a bad experience.

the downside with providing appliances to renters is that if it breaks it is up to you to fix it.   that said, i still provide W&D in areas where it is the norm.

@Randall Demary It depends on what the local rental market will bear. Here in the Dallas/Ft. Worth area landlords typically provide washer, dryer, nor a refrigerator. Too much liability and tenants not caring for them. You will be replacing them very often causing your capex to soar thru the roof. Plus in the new COVID world they should not be provided by landlords. So be sure you check with other investors and property management companies where your rentals are located and get their input. 

Landlords should not provide clothes washers or dryers. They will become a headache every time they break down, with the Tenant whining about how long they go without them until Landlord repairs them. Further, by not providing a washing machine, that is one less plumbing item that will leak and flood out the apartment. Tell the Tenant to use the local Laundromat.

Thanks for the input all. Given that I see very few units that don't include a washer and dryer and those all show as having been posted much longer than those that do, I don't think I can just skip it altogether. Perhaps I can find a way to add a washroom somewhere else. 

I bought units with stacked standard apartment washer dryers, 27" and 24" - the ones that have been around for 25 years. I am up front with renters, tell them they need to reduce their expectations for this tiny machine. No comforters, slower dry times. I do the work myself and they are pretty new machines, but they have all had one problem or another within a few years. Lid sensor, water pump, main control unit, stuck clothes in spindle. All the parts are cheap and you can diagnose them easily with Google. Whirlpool, GE, Kenmore, etc - they are all really Fridgaire or Electrolux. Way, way more issues than you standard top-load washer and separate dryers. Stacked are expensive for such a cheap looking product. I just don't have the space for separate.

I am interested in in these all in one ventless but I have seen the 10% of reviews that say they don't dry. Makes me kinda nervous. They are way more modern looking and only like $150 more than the ugly ones I have. I do see them on Apartment Hunters International a lot, so I figure they can't be that bad.

I really feel it's market dependent. However, that being said, I know when I was a renter I didn't even look at units without a washer and dryer. They add more value than just the financial benefit of the extra $25-$30/month.

If you're going to provide a set, it needs to be large enough to be functional. Washing two towels at a time isn't very practical. In my experience, stackable units are more expensive and tend to break more often. If the dryer breaks, you have to replace the whole set. If you have the space, purchase a standard set so that each appliance is separate, and then a stack kit so they can stack up and save space.

@Waleep Alvi Exactly. I've run it by friends who were the types of renters I hope to attract and they said the same: they instantly eliminate any listings without a washer-dryer. But the concerns expressed here have gotten me thinking. If I were to go with a set in the garage, I'd have access to service them, room to get a standard set, etc. This is one of the many advantages of starting out renting ADUs as I'm around to keep an eye on things. 

If anyone has any thoughts or concerns with this approach, I'm all ears :) 

If you can have a traditional setup in the garage and you don't have any issue with the renters having access to your space then I think thats a win.  At least if a washer breaks int he garage you're not worried about it flooding living space.   All of the rentals I have or have had all had washers and dryers and they have caused me occasional time/money but overall they have not been a big pain.  I have had to replace a dryer but I wasn't surprised considering it came with the property when I bought it and it was older and in a different unit I had an issue with a washer but it was a $30 fix.  I had a more expensive repair on a gas stove($100 valve) that was nearly brand new so any repair is luck of the draw.

@James A. Nelson Yeah, the access is something I've been trying to decide on. Even considering building a washroom in the garage that would limit renters' access. At this point it seems like either of those are actually better than trying to add traditional hookups to the unit. 

I'm seeing good deals on secondhand combos to the point that I'm thinking I'll try that route out as it's the least involved. I can likely get a good one for about $250 and if it bombs I can transition to the garage. 

@Randall Demary we recently looked into ventless.... My husbands best friend has owned an appliance business for 25 years. He refused to even consider selling us one, that’s how much he hates them! He was adamant that they are nothing but problems. It also requires a lot of upkeep- high risk of lint fire if not maintained. Some towns do not allow ventless dryers per code. If you do decide to do that I would definitely check the CO requirements for your town and make sure it doesn’t state that a dryer needs to be vented.

Originally posted by @Bjorn Ahlblad :

I think they would be ungrateful. Tell them about the wash n fold place down the road! When we had kids living in the house the laundry machines sat idle we always did was n fold.

 I love this!

I tried to get my husband to buy me two sets! HA! I think my kids affection for laundromats comes from me raving about them. Its so nice to be done all at once! Around here though it costs soooo much! $5 a load at least, that's per washing and another $5 to dry.

I have a combo washer/dryer in my condo and my tenant is very happy to have it, since the alternative is a laundromat. That being said, I hate the machine. It takes forever to dry and is much more expensive. If I could turn back time, I would try to figure out a way to add a regular washing machine. 

I'm not a fan of combo washer/dryers. They are such a pain, and really don't seem to do a good job getting the clothes dry. That being said, @Andrew B. makes a good point that a tenant may prefer that over not having any washer/dryer provided!

Bah, I spoke too soon. Guess who’s either repairing or buying a new washer this week. That’s what I get for saying it’s not a pain or expensive lol

@Randall Demary

I would try and make room for a compact stacked or stackable W/D if possible. Possibly lose a little cabinet/counter space in the kitchen or frame out a small closet (depending on your space). A new unit with a full coverage warranty and/or find a good appliance repair guy is recommended. Whirlpool has a nice stacked unit if you can find one. Other option would be a bit costlier, you could install under counter front loaders. Bosch makes a nice set but quite a bit more if purchasing new.

You may want to think about putting in the listing that they are available upon request (for a fee of course). I've found a surprising number of tenants already have their own. Nothing worse than paying to put them in and then having to store them because a tenant has their own.

@Adam Azam I’m glad you said that. Offers the best of both worlds. I can advertise having everything others offer while also possibly avoiding maintenance.