Should landlord supply washer/dryer?

[NetWareHead]

Trying to decide if I should supply my tenants with washer/dryer for the laundry space or just advertise the unit as having available laundry hookups.

If I supply the machines, I would get second hand units. I pay for water/sewer in this property so I would want to buy high efficiency washing machine and the cheapest washers I found so far are $600+ new. Figure $1200 for a pair of machines without added warranty. My gut instinct is that is too expensive for the perceived increase in rent I would get and therefore my desire to look for used machines.

On the other hand, the property came with hookups in the basement for each tenant. One tenant already has a washer/dryer set that she purchased for herself so when she vacates, they will go with her.

So supply the machines or just advertise with available hookups? I think having available machines would probably mean a $25 - $50 increase in monthly rent at most. What do you guys think? Opinions from landlord and tenant perspectives welcome.

 

[piasabird]

There is always the chance that the renters could ruin the washer or dryer also. Plus eventually they would require maintenance. I could even see considering the basement area a laundramat and buying coin machines where they have to put money in the slot to use them. Or you could just tell them to go to a rent to own franchise. That might be an option if you established a relationship with a rent to own store.

 

[edro]

If you already had an old set, then yes. (with stipulation that if they die, you are not responsible for replacement)
If you are buying new (as you said you are), then hell no.

As soon as it has an issue, you are on hook for repairs.

Not many rentals around here supply washer/dryer.
It is refrigerator and oven only.

 

[DrPizza]

I'd leave it as "washer/dryer hookup available" along with a clause or agreement that you could provide them for an additional $25 or so per month. That's an additional $300/year, so would cover the cost of new appliances in half a dozen years or less - and that exceeds the expected lifespan of the appliances.

 

[mizzou]

its not too unusual...but it would be unusual for you to purchase high quality units for them

 

[cabri]

its not too unusual...but it would be unusual for you to purchase high quality units for them

Unless they were coin units

Coin units would be for general use (multiple tenants in building/complex), not personal tenant use.

 

[Binky]

If you provide them, you have to fix them if they break. You can't just leave them broken if your tenants kill them.

 

[joutlaw]

I have rented in a apartment and a duplex. In both cases, there were hook ups for a washer and dryer, but they weren't provided.

 

[Greenman]

If the wash/dryer are in an area where anyone can access them then you should supply them. This will avoid disputes and claims that someone ruined their equipment. They should also be coin operated or you're going to get complaints like "I pay $50 a month for a washer and they're always full".

If the property you're talking about is in Canada none of this applies. They'll work it out on their own.

 

[jaha2000]

How about this stipulation?
Need or want new units for your own house? Seems pretty easy to find a home for the units your currently have.

 

[mizzou]

On the flip side, it's completely normal and expected for refrigerators and dishwashers to be included in a rented apartment. It shouldn't be too out of the ordinary to include a few extra appliances (clothes washer/dryer). But for some reason it is.

In my opinion, just advertise it as washer/dryer hookups available. The tenants could always rent the appliances themselves form a rental store. You will have enough things to worry about.

 

[TheGardener]

It is really a matter of supply and demand. Depending on the vacancy rate in your area, providing a washer and dryer would either be a plus, or not doing so a minus. If you have no competition, then you can set your own terms. But also think of this. If the tenant brings in an old crappy washer and dryer, then the risk of something going wrong (flood or fire) goes up.

I don't know the tax ramifications, but you should look into how long it will take you to write-off the expense and how that impacts to your tax obligation. It might be to your advantage to buy the appliances. Also check if there is in effect a state subsidy for buying energy efficient appliances.

I'm not understanding why who provides a washer has an impact on your cost of water. Again your rent should be based on competition in your area for similar apartments. If you go too high, you may lose out not keeping your apartment occupied.

 

[Raizinman]

It depends.
I have many houses and DO supply a washer and dryer for each house. I do not purchase $1200 worth of washer and dryer. I go to Nebraska Furniture Mart or similar and purchase the cheapest, large capacity unit. That normally is between $300 and $400. In the lease, I specifically state that the maintenance/repair of the washer and dryer is the job of the tenant and this way they take care of the unit. When the life of the washer and dryer appear to be coming to an end, I take that phrase out of the lease. Should they break, I'll then buy new. Because I supply the appliances in my houses, I obviously can collect more rent. Normally a higher enough rent to pay for the washer and dryer in one year. Some tenants have their own washer and dryer and push mine to aside and use their one. Others prefer not to have to go to a laundry-mat and use my washer and dryer.

As for the cost of water - who cares. The tenant pays for water, hot water, and sewage charge. Let them use all the water they want.

 

[TheGardener]

It depends.
I have many houses and DO supply a washer and dryer for each house. I do not purchase $1200 worth of washer and dryer. I go to Nebraska Furniture Mart or similar and purchase the cheapest, large capacity unit. That normally is between $300 and $400. In the lease, I specifically state that the maintenance/repair of the washer and dryer is the job of the tenant and this way they take care of the unit. When the life of the washer and dryer appear to be coming to an end, I take that phrase out of the lease. Should they break, I'll then buy new. Because I supply the appliances in my houses, I obviously can collect more rent. Normally a higher enough rent to pay for the washer and dryer in one year. Some tenants have their own washer and dryer and push mine to aside and use their one. Others prefer not to have to go to a laundry-mat and use my washer and dryer.

As for the cost of water - who cares. The tenant pays for water, hot water, and sewage charge. Let them use all the water they want.

I think renting out a house versus an apartment is different. I would think more people rent a house or an upscale apartment would expect there to be a washer and dryer. Also paying water and sewerage charges for a house would be more common, as a separate meter would make it doable.

How long do you consider the life of the low end washer and dryer?

 

[Raizinman]

How long do you consider the life of the low end washer and dryer?

It depends. I have one tenant that has been there 9 years with the same washer and dryer.

For the most part, most my tenants take care of things. Perhaps they know that if they abuse it, it then won't work for them, and they won't have the use of it. Likewise, I hold a substantial security deposit. I find the average life of a cheap washer and dryer about 5 years. But, it depends. It lasts longer with just one tenant, and shorter with a couple and children.

Calculating in about $50 per month more rent; the washer and dryer literally get paid for each year if needed.

 

[Zorba]

I think renting out a house versus an apartment is different. I would think more people rent a house or an upscale apartment would expect there to be a washer and dryer. Also paying water and sewerage charges for a house would be more common, as a separate meter would make it doable.

How long do you consider the life of the low end washer and dryer?

My experience as a renter has been opposite. In my and my friend's experience, many apartments only had room for stackables and they were included with the unit. Apartments with space for full size units is 50/50. Every house I've ever rented or seen rented was hookups only.

That being said, I think you could easily get an extra $50/month for having them. I know before I owned my own set it was a huge selling point.

I'd calculate the cost of water, I seriously doubt you'd ever break even buying an expensive HE washer. Water is cheap and a washer doesn't use that much. A lot of apartments around here also split the water bill across each unit either based on square footage or tenants.

 

[cabri]

If a washer/dryer came with a unit; to the renter, it is easily worth the extra $50/month.
Convenience and the cost of coin laundry ($15/wk or more if family).