Portable Washers and Dryers Allowed?

Member since 2018 · 93 posts · 23 votes

All - Do you allow tenants to bring in portable washers or portable dryers for small apartments/ units that don't have hookups? If so, do you have specific requirements for what can be purchased and how to install and use them? Would there be special considerations for up and down duplexes?

Thank you.

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Richard F.

Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes

2mo

You run the risk of overloading electrical circuits, and of overrunning the capacity of your waste lines. And, of course, any overflow or leak caused by the washer WILL run downhill...into the unit below, causing extensive damage to both units.

Does the building NOT have a laundry facility? It is far better to set one up in a basement or first floor common/closet area, using coin/card operated equipment. Vend companies will maintain them, often will pay to place them on a 10 year contract, and you still get 50% of the income from them after setting pricing based on your anticipated tenant loads.

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Richard F.
Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
2mo
You run the risk of overloading electrical circuits, and of overrunning the capacity of your waste lines. And, of course, any overflow or leak caused by the washer WILL run downhill...into the unit below, causing extensive damage to both units.
Does the building NOT have a laundry facility? It is far better to set one up in a basement or first floor common/closet area, using coin/card operated equipment. Vend companies will maintain them, often will pay to place them on a 10 year contract, and you still get 50% of the income from them after setting pricing based on your anticipated tenant loads.
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- Kadia LawrencePro Member
  OP
  Member since 2018 · 93 posts · 23 votes
  2mo
  Quote from @Richard F.:
  
  You run the risk of overloading electrical circuits, and of overrunning the capacity of your waste lines. And, of course, any overflow or leak caused by the washer WILL run downhill...into the unit below, causing extensive damage to both units.
  Does the building NOT have a laundry facility? It is far better to set one up in a basement or first floor common/closet area, using coin/card operated equipment. Vend companies will maintain them, often will pay to place them on a 10 year contract, and you still get 50% of the income from them after setting pricing based on your anticipated tenant loads.
  
  Thanks!! You confirmed my concerns. I got feedback from someone to disregard concerns as tenants will do what they want anyway (subject to inspections or hiding things). Based on research, I am gathering I need to ensure they voltage matches the apartment, they should have leak pans and have machines with auto-shut offs, etc. I had looked into coin operated, but the basement is rough and would need few thousands in investments to pull it off. Seems easier to have them bring their own but am doing due diligence on risks and potential requirements including giving an approved list of models??
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Marc Winter
Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes
2mo
@Kadia Lawrence,

@Richard F. gave good insight. My question is: Who is paying for water?
If I were managing, I'd discuss with the owner; if I owned it, I'd just say "No".

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- Kadia LawrencePro Member
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  Member since 2018 · 93 posts · 23 votes
  2mo
  Quote from @Marc Winter:
  
  @Kadia Lawrence,
  
  @Richard F. gave good insight. My question is: Who is paying for water?
  If I were managing, I'd discuss with the owner; if I owned it, I'd just say "No".
  
  Thanks!. I was planning to charge a small fee for anyone that brings in a washing machine. They pay electricity so don't care about that as much.
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- Kadia LawrencePro Member
  OP
  Member since 2018 · 93 posts · 23 votes
  2mo
  Quote from:
  
  ,
  
  @Richard F. gave good insight. My question is: Who is paying for water?
  If I were managing, I'd discuss with the owner; if I owned it, I'd just say "No".
  
  Thanks...good questions. They are not paying for water. I have indicted to them there will likely be a fee if approved.
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Jim Johnson
Real Estate Agent · Memphis · Member since 2026 · 580 posts · 343 votes
2mo
I'd be cautious about allowing them, particularly in an upstairs unit. If I did allow a portable washer or dryer, I wouldn't leave the equipment and setup completely up to the tenant.

I'd want some basic requirements in place:
- Approved type/model of machine
- Proper water supply and drainage connection
- No permanent plumbing or electrical modifications without approval
- Leak protection for washers
- Proper venting if the dryer requires it
- Installation inspected or approved before use
The up/down duplex would concern me more than a ground-floor unit. A loose hose or overflowing washer upstairs isn't just a maintenance call—it can damage the unit below and affect another tenant. I'd want to know exactly how it's being installed before giving the okay.
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- Kadia LawrencePro Member
  OP
  Member since 2018 · 93 posts · 23 votes
  2mo
  Quote from @Jim Johnson:
  
  I'd be cautious about allowing them, particularly in an upstairs unit. If I did allow a portable washer or dryer, I wouldn't leave the equipment and setup completely up to the tenant.
  
  I'd want some basic requirements in place:
  
  Approved type/model of machine
  Proper water supply and drainage connection
  No permanent plumbing or electrical modifications without approval
  Leak protection for washers
  Proper venting if the dryer requires it
  Installation inspected or approved before use
  
  The up/down duplex would concern me more than a ground-floor unit. A loose hose or overflowing washer upstairs isn't just a maintenance call—it can damage the unit below and affect another tenant. I'd want to know exactly how it's being installed before giving the okay.
  
  Yes, great points, thank you! I was debating having them pay for a plumber to install, but maybe that's overkill??
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Jimmy LieuBusiness Member
Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
2mo
Quote from @Kadia Lawrence:

All - Do you allow tenants to bring in portable washers or portable dryers for small apartments/ units that don't have hookups? If so, do you have specific requirements for what can be purchased and how to install and use them? Would there be special considerations for up and down duplexes?

Thank you.
I’d be cautious with portable washers and dryers, especially in an upstairs unit. Portable washers can leak or overflow, and dryers can create electrical, moisture, or venting issues depending on the type. If I allowed them, I’d require written approval first, only allow units that don’t require modifying the plumbing or electrical, and make the tenant responsible for proper installation and any damage caused by the appliance. For an up/down duplex, I’d be even more careful with a washer upstairs since a leak could damage both units. I’d also check the lease, insurance requirements, and local code before approving anything. Happy to connect and answer any questions you have!
[email protected]614-300-7535
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- Kadia LawrencePro Member
  OP
  Member since 2018 · 93 posts · 23 votes
  2mo
  Quote from @Jimmy Lieu:
  
  Quote from @Kadia Lawrence:
  
  All - Do you allow tenants to bring in portable washers or portable dryers for small apartments/ units that don't have hookups? If so, do you have specific requirements for what can be purchased and how to install and use them? Would there be special considerations for up and down duplexes?
  
  Thank you.
  I’d be cautious with portable washers and dryers, especially in an upstairs unit. Portable washers can leak or overflow, and dryers can create electrical, moisture, or venting issues depending on the type. If I allowed them, I’d require written approval first, only allow units that don’t require modifying the plumbing or electrical, and make the tenant responsible for proper installation and any damage caused by the appliance. For an up/down duplex, I’d be even more careful with a washer upstairs since a leak could damage both units. I’d also check the lease, insurance requirements, and local code before approving anything. Happy to connect and answer any questions you have!
  Thank you! This is super helpful. I had reached out to the insurance broker and he is still to get back to me but I got the sense from his reaction that he has some concerns.
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Colleen F.Pro Member
Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
2mo
@Kadia Lawrence No, we don't have washer/dryers and currently can't allow them but if we could I wouldn't let the tenants get portables. Carelessness with hookup. Electrical loads. Flooding. All are concerns. Our rents are less but if I could add this I would add shared laundry and not leave it to the tenant.
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- Kadia LawrencePro Member
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  Member since 2018 · 93 posts · 23 votes
  2mo
  Quote from @Colleen F.:
  
  @Kadia Lawrence No, we don't have washer/dryers and currently can't allow them but if we could I wouldn't let the tenants get portables. Carelessness with hookup. Electrical loads. Flooding. All are concerns. Our rents are less but if I could add this I would add shared laundry and not leave it to the tenant.
  
  Thanks. These are great considerations indeed!
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Kathy Parker
Member since 2026 · 8 posts · 3 votes
2mo
The main concerns seem to be the water connection, drainage, electrical load, and the risk of leaks or flooding. In an up-and-down duplex, a leak could also affect the unit below. If portable units are allowed, having clear rules about the type of machine, proper setup, and responsibility for any damage would be important.
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- Kadia LawrencePro Member
  OP
  Member since 2018 · 93 posts · 23 votes
  2mo
  Quote from @Kathy Parker:
  
  The main concerns seem to be the water connection, drainage, electrical load, and the risk of leaks or flooding. In an up-and-down duplex, a leak could also affect the unit below. If portable units are allowed, having clear rules about the type of machine, proper setup, and responsibility for any damage would be important.
  Thanks! I definitely need to define the requirements. I have asked the tenant who requested it to send me the models they are considering to see how they meet some requirements I am starting to gather including from this post.
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Patrick O'SullivanBusiness Member
Property Manager · Phoenix, AZ · Member since 2024 · 540 posts · 208 votes
2mo
This is really a case-by-case call. It depends on the layout and what's below the unit. Where it's approved, the basics are a leak pan, no plumbing or electrical changes, and the tenant is on the hook for any damage. Duplexes with a unit underneath need a harder look before saying yes.
[email protected]480-795-7938
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- Kadia LawrencePro Member
  OP
  Member since 2018 · 93 posts · 23 votes
  2mo
  Quote from @Patrick O'Sullivan:
  
  This is really a case-by-case call. It depends on the layout and what's below the unit. Where it's approved, the basics are a leak pan, no plumbing or electrical changes, and the tenant is on the hook for any damage. Duplexes with a unit underneath need a harder look before saying yes.
  That makes sense, thank you!
  0 Reply
Adam S.
Member since 2026 · 72 posts · 30 votes
1mo
I wouldn't. One time, a tenant had a portable washer, and she drained it into the bathroom sink, and it overflowed. It wasn't a fun time.
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- Kadia LawrencePro Member
  OP
  Member since 2018 · 93 posts · 23 votes
  1mo
  Quote from @Adam S.:
  
  I wouldn't. One time, a tenant had a portable washer, and she drained it into the bathroom sink, and it overflowed. It wasn't a fun time.
  
  Oh no..thanks for sharing.
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Janice Carter
Real Estate Broker · Atlanta · Member since 2024 · 1k+ posts · 606 votes
1mo
@Kadia Lawrence In my market, landlords are generally expected to provide a washer and dryer, so this doesn’t come up often. If I allowed portable units, I would definitely have written requirements regarding the type, installation, water connections, drainage and potential damage.
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- Kadia LawrencePro Member
  OP
  Member since 2018 · 93 posts · 23 votes
  1mo
  Quote from @Janice Carter:
  
  @Kadia Lawrence In my market, landlords are generally expected to provide a washer and dryer, so this doesn’t come up often. If I allowed portable units, I would definitely have written requirements regarding the type, installation, water connections, drainage and potential damage.
  
  Okay, thanks. That's helpful.
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