When renting is a washer and dryer a must?

Question

I have a multi-family: 1 bed/1bath and 3 bed/2 bath that I will be renting. I will be responsible for the water bill while the tenant will be paying for the other utilities. I don't have a communal area for a washer and dryer so each unit will need their own. Is it beneficial to have a washer and dryer for your rental property? Is there any way to avoid having the water usage abused? Or do you think it's better to not have a washer and dryer? Thank you in advance!

Christian Montalvo · Answer

We have provided them in our units that have proven difficult to move them in/out. We had an incident where someone banged up some walls/door frames pretty bad. I wouldn't purchase anything fancy. A string of quality tenants you won't have many problems and the washer/dryer can last a while... but some tenants do not ever clear out the lint filter which can create a fire hazard. We also had added in some units that tenants can rent them for extra $35/mo. This brings a little extra cash and I feel like it makes the renters abuse them less since it isn't something that just comes "free" in the rental.

As for water you can look at past water bills, average it out and bill it back to the tenants every month if you are worried about the water going up too much. I know cost of water varies on where you live.

Brandon Vanderford · Answer

There are several opinions on this. Some landlords provide washers and dryers as a benefit, but they are certainly not required. I have worked with a number of tenants who prefer to bring their own machines, surprisingly.

Kevin Sobilo · Answer

@Asha Carpenter, water is cheap. In my area about 1.5 cents per gallon. An average washer is going to use about 20 gallons or 30 cents worth of water. They would have to do a LOT of extra loads for that to be something to worry about.

I provide washers and dryers in all my rentals specifically because not all landlords do. Its a way to attract and keep good tenants.

I generally don't repair broken washers and dryers. I instead typically replace them with a decent used machine from a local used appliance store. It costs me ~$300 to have a new machine delivered and the old one removed. I think they last me 4-5 years on average. So, overall the cost is not terrible that is less than $12/month for both to replace them when they break on average.

Jacob Hornberger · Answer

In my units I do not provide the washer and dryer, the tenants always bring them. I pay the water bill and it stays consistently the same weather there's a washer hooked up or not (could just be the way my City bills it though). I do not like providing them because it is just another thing that can break that you will need to fix/replace.

Stephanie Trevizo · Answer

Hi @Asha Carpenter, about half of our units have W/D and the others do not. I found that the number of occupants and the access to hose bibs outside made a bigger difference in our water bill than W/Ds. Landscaping makes a difference as well. Extra water usage from a washer is pretty predictable, so I price the rental accordingly.

We are in Los Angeles, I've found that the water usage on our quad WITH washer and dryers is about $30-50 more per month, for 4 units, than the water bill on the quad without washer dryers. The number of occupants at each quad and landscaping are about the same.

One summer we had a property that's water bill nearly doubled in the summer and we found out the tenants were filling up kiddy pools and washing their cars often. Coincidentally, shortly after, the city required us to cap or lock most of the hose bibs due to drought restrictions and water usage of course dropped back to normal. One of the bibs we capped was in the common area closest to the parking area. Now I try not to have hose bibs near the common areas, especially near the parking, unless there is a good reason to have it there.

Christopher Liu · Answer

@Asha Carpenter we provide them when it makes a difference to the rent you can get and whether it’s an expected amenity in that specific area. If it’s not expected and it makes no difference to the rent you can ask for then we find there’s no benefit to putting them in.

Theresa Harris · Answer

It depends on your area.  If they are paying utilities and there are hook ups, do you want each tenant moving in a washer and dryer and hooking it up themselves?  My rentals have a washer and dryer with the home.

Eliott Elias · Answer

I do not include washers and dryers in my rentals, they always have issues and end up being a headache. Renters typically have their own.

Henry T. · Answer

I'll 2nd that. No washer/dryer. No machines of any kind. I saw this guy on youtube that rents his places with NO countertops. Only a base cabinet with a sink. All section 8. Wow!

When renting is a washer and dryer a must?

Most Popular Reply