Tenant request to put in portable washer/dryer, thoughts?

Question

Hello BP!

So today I got a request from one of my tenants asking about putting in a portable washer/dryer for their 1st floor rental. They do not have access to one in house and while there are laundromats around, they are a largeish family. They are great tenants who take care of the place (very well) and I've never had any issues, nor do they bug me about little things. They sent me the links with the washer being one that hooks to a sink and the dryer being a 110v. I explained I will think about it and if I do allow it, they will be responsible for any and all damages and repairs due to malfunction or misuse, which they agreed to. What do you guys and gals think? If I say yes, which I'm leaning towards, would a written text for the above sentence cover me or should I add an addendum to the lease? In these trying times, while I'm doing fine financially, I'm not trying to lose any tenants anytime soon. Yet I want to protect myself obviously. Thanks for your time!

Account Closed · Answer

The biggest problem will be the lint from both the washer and the dryer.  I think it's really great that they asked you.  Tenants will sometimes just use them stealthily.

They can buy lint socks for the hose that will drain into the sink or bathtub.  They'll want to double them.  Amazon carries them.  These work really well, as long as they double them:

https://www.amazon.com/Washing-Machine-Lint-Snare-Fabric/dp/B00COFAY78/ref=sr_1_13?crid=1A6DABV5O7WSG&keywords=lint+socks+for+washing+machine&qid=1585709869&sprefix=lint+socks%2Caps%2C210&sr=8-13

How do I know about this?  Shhhhhh.  Don't tell my landlord.

As long as they aren't pumping water into your pipes with pressure, then it's just the same thing as washing a lot of dishes or taking a shower - if the washer is just draining instead of forcing water with pressure.

If they're paying the utility bills, including electricity and water (and gas if the dryer is gas), then I'd let them.

The only other thing I can think of would be humidity.  Make sure they use them with the fan running (if in the bathroom), etc.

It's insanely expensive to use laundromats.  The laundry room in my senior apartment building now charges $2.25 for a wash and $2.25 to dry.  $4.50 for one load.  I think that's insane for my own laundry needs.  I hand-wash most of my stuff that just needs soaking.  But, add that up for a family and it's crazy.  Plus the hassle of hauling it to and from, and the time spent sitting around at a laundromat makes it really tempting for a tenant to spend more on rent for a place that will let them have a washer/dryer.

Nathan Gesner · Answer

Portable washers risk flooding. I had a tenant use one last year. It developed a leak and caused about $12,000 in damage.

they can use a wash basin and wash by hand. Reduce risk, save money, and get exercise.

Account Closed · Answer

@Mark F. They’re very common in Europe where apartments are 240sq ft. They do work alright (I’ve got a couple LG versions) but the lint traps suck bigtime. They run long, but you don’t have to change machines during the cycle switch. I do suites houses and ALWAYS separate out the laundry. If they fill the dry cycle over the fill mark it won’t do a good job. Teach them this prior or you’ll be teaching them after.

Mark F. · Answer

Thank you all for the insight. After discussing it with the tenant at length and thinking it over, I've decided to allow them to have it. We currently split electric and they will pay a bit more for water and I'm adding an addendum to the lease regarding damages.

Allison Winston · Answer

@Mark F. Definitely do an addendum to the lease. Make sure you add the part about tenant being responsible for damages due to malfunction of appliance (ie. water damage to floor or what the appliance is attached to). Will this appliance cause extra charges on utilities for you such as water and or electric? Im not sure what the tenants pay.

Mark F. · Answer

@Bjorn Ahlblad I'm not 100% sure on what you're saying. Do you mean like what @Cesar Cruzis saying and purchase them and pass thr expense on? They are purchasing the appliances themselves. I'm not buying them.

@Cesar Cruz While that was the original plan when I bought the place, I currently occupy the unit where a w/d is with hookups. Future plan was to move out of my unit and raise rent to have access to more space plus w/d.

Bjorn Ahlblad · Answer

@Mark F. I would suspect that they will be so disappointed with the performance of especially the dryer that you probably want them to buy the appliances themselves and still put that clause in the lease just the same. You did say they are a largeish family. I suspect they will be making laundromat runs pretty soon. All the best!

Cesar Cruz · Answer

i would pass the expense to them... charge them for the additional appliance

Tenant request to put in portable washer/dryer, thoughts?

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