Shared Laundry in Basement or Washer Hookups for each apartment

2 Replies | New York City, New York

Hello all,

In Unit hookups or Shared Laundry coin type in basement.

I currently have a 3 family in Jackson Heights NY with shared cold water. The area has a strong Asian and Latin population. The area is upcoming and near to subways, buses, stores and a major hospital. The area does have a laundromat. About 6 blocks each direction. Generally long waits and not very clean. Especially in snow and rain.

I am looking to attract a more stable and better tenants. In the area the big apartment building provide only shared laundry and all the 2 and 3 family do not provide any laundry convenience.

I think by providing in the building laundry conveniences would help give an edge to better tenants vs the other buildings that don't have.

Questions

What are your experiences?

Do you think it worth for just hookups for each apartment or shared laundry in basement coin operated or not at all?

I would prefer shared laundry in basement, but afraid if people fall down the stairs, start storing items in basement, keeping door open and neighbors may start using it and abuse it, playing around in basement even though I could section off the area by putting walls but still worried.

If going in unit hookup route. Their would be no dryer option with the cold water feeding both hot and cold tap on the hookup due to I have to foot the water bill and would be specified in the lease. Tenants would be only allowed to connect washer dryer combo that would be vent less or washing machine? Ventless because I am afraid of dryer fire due to tenant not cleaning lint.

Having a washer hookup in NYC apartment is priceless as it really sucks going in rain, snow etc and waiting at the laundromat and carrying the large load back.

Thanks again for your time. 

Steve

Hi@Steve Mcdonald , I used to live in Manhattan and know how attractive in-unit laundry is. I think you need to go big or go home. Shared laundry probably doesn't make sense for only 3 units.

Individual hook ups would be a big selling point to new tenants, but you can't cheap out by not having a HW hook up to the w/d. That won't fly, people will feel cheated.

A few other things to consider. 

  1. Combo machines suck and are way too small for families. 
  2. Ventless dryers tend to be only available on high-end (Bosch / Meile) machines, which are very expensive. The upside is that they are very reliable, efficient, and quiet.
  3. What about a point-of-service HW heater in each unit that only feeds the w/d? Then the tenant is covering the electricity to run it.
  4. Lastly, don't be afraid of a vented dryer. Modern dryers are much better at eliminating lint and if you make sure to vent using straight runs (no flex pipe) and use a secondary lint trap, I doubt you run much of a risk.
Thank you for your response.

I am facing two issues. One being not enough slots in circuit breaker and the other the main panel would need to be upgraded along with wiring to the subpanel to handle the heavier power.

i like the point of service use you mentioned. But will find out if my breaker can handle without an upgrade. It an older building.

i am installing a dishwasher line and washing machine line and the electcian said for 2 units out of 3 would not be able to accommodate a dryer a 220 slot would not work.

I understand your point on the cold water but I figured if I can't put point of service then I am only stuck with cold as putting hot would take all the hot water away for others when showering as I only have 75 gallon.

i was thinking the convenience of a laundry even with cold wash only would be better then no convenience.



Originally posted by @Jaysen Medhurst :

[email protected] Mcdonald, I used to live in Manhattan and know how attractive in-unit laundry is. I think you need to go big or go home. Shared laundry probably doesn't make sense for only 3 units.

Individual hook ups would be a big selling point to new tenants, but you can't cheap out by not having a HW hook up to the w/d. That won't fly, people will feel cheated.

A few other things to consider. 

  1. Combo machines suck and are way too small for families. 
  2. Ventless dryers tend to be only available on high-end (Bosch / Meile) machines, which are very expensive. The upside is that they are very reliable, efficient, and quiet.
  3. What about a point-of-service HW heater in each unit that only feeds the w/d? Then the tenant is covering the electricity to run it.
  4. Lastly, don't be afraid of a vented dryer. Modern dryers are much better at eliminating lint and if you make sure to vent using straight runs (no flex pipe) and use a secondary lint trap, I doubt you run much of a risk.