washing machine & dryers - my responsibility or tenants?

Question

Curious to hear how other people work with their properties.  Do you think it's your responsibility as a landlord to provide items such as a washer & dryer?  Or is it up to the tenants within the unit?

William Hochstedler · Answer

Utah law requires that any appliances on the premises at move-in must be maintained in working order by the landlord.  As a result, most landlords in Utah do not provide washers and dryers.

The way around this is to lease up the place without them and offer them to your tenants for a nominal fee on a separate lease.  This sounds great in theory but moving these things twice a year is hardly worth the aggravation.

From what I've found, because of this law, higher end tenants tend to have their own.  And then you have low end tenants who tend to break them.

The secondary result of this is that, like @Ken Musial says, there are a ton of them on Craigslist and KSL for not a lot of money.

Ken Musial · Answer

In my market in VA, most non-corporate rentals offer washers and dryers.  I provide them and it usually becomes a valuable selling point.  You can always find used appliances on Craigslist and never pay more than $100 for a washer AND dryer.  Of all the repairs I have needed to make, the most common are dryer belts and safety switches, which are both easy fixes if you manage them yourself.  Also, the older non-digital style units seem to last forever, although I have no scientific proof of that.  The nicer stuff used in my house seems to have more problems than the older Craigslist appliances in my rentals.

Eric S. · Answer

I used to provide a fridge, stove, washer, and dryer in all of my single family rental units.  I found that the washers and dryers by far took much more abuse and were always breaking down, requiring expensive repairs or replacement.  I have since moved away from that into just providing the hookups.

Frequently washers and dryers are left behind by tenants.  I tell incoming tenants that they may use the washer and dryer, but they are not guaranteed as part of the lease.  I provide the name and number of someone who will service them at the tenants cost.

Most recently, I dont put any appliances in the units at all.  If tenants ask for them, I include appliances as part of the negotiation, but always try to get tenants to provide their own.  Also consider that they are difficult to move, which may be a reason for a tenant to stay longer or possibly just leave them behind.

Peter B. · Answer

In my units with individual hookups, I do not suppliy... But will rent them.. I charge an xtra 25-35 a month for me to supply. (depends what floor they are on)

If they bring in there own I will at a minimum inspect to make sure they are properly installed. And make sure there was no damage during the install.. I will install for 50.

In the past I provided machines. They were constantly in need of repair/replace due to misuse. Charging for them has seemed to make some accountability.

Peter

Jeremiah Maughan · Answer

Depends on the property class and your demographic.  We find people who are renting single family homes usually have their own while people renting small apartments do not.  People more well to do will have their own also.  In-unit washer dryer is becoming very popular so at least providing hookups seems to be essential.

Matthew Paul · Answer

I provide hook ups for the washer and dryer . The tenants supply their own , when they break , not my problem . When they let all their friends come over and do laundry , its not my machine .

Christine Mwai · Answer

In my area, SF homes don't usually provide them, some apartments do offer that option. Also due to this, my tenants usually have their own W/D.

washing machine & dryers - my responsibility or tenants?

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