First duplex - do you offer laundry and dryers?

Question

Hi everyone - moving into my first multi family here (duplex) in about 3 weeks. I will be living in the upper unit and renting the other one until I move out and rent the upper one as well.  There is no in unit laundry currently - although there is a hook up for two units for both washers and dryers downstairs.  I have heard from several people to have tenants bring their own units in - I do have a SFH where the tenant has her own units in there.  How much of a deterant is it not to include those ?

Aristide J Soume Bl · Answer

You can put it in a specific spot a turn it to a laundromat. A business with your rentals will generate more incomes for you.

Regular maintenance avoid replacement and big expenses.

Colleen F. · Answer

@Kuriakos Mellos  you have hookups for both, you will probably get your own machine and if I was you I would leave it when I moved out. For the other unit look and see what is common in your area.  If it is just hookups then do that for the second unit but given the time of year you could always offer adding them as an incentive.

Don't get countertop microwaves unless you are renting furnished. The tenants can supply their own. I have tenants leave them behind and the next tenant  then asks me to remove them. I have a couple to got to habitat in the garage now.

Alecia Loveless · Answer

@Kuriakos Mellos In my area the nicer units have machines and cheaper units don’t. The two I’m about to sign leases on have hookups and I asked the tenants if they had machines and both said no and that they would like them.

I priced what has become my go-to model at Lowes and bought one of the sets last Tuesday and the price had gone up $100 per machine since I last bought a set a year ago to $550 apiece. Supposedly on sale from $650. I don’t buy anything fancy or digital because it’s easy to break, harder to use, and more difficult to repair.

I also put in my lease that these machines are not considered a necessity and in the event that they break or malfunction they will be repaired or replaced at my discretion.

I do want my tenants happy and long term which is why I provide the machines in the first place.

Jim K. · Answer

So many Greeks popping up on this site...like a plague of us. Geia sou, Kyriako. Clearance fridges are not a bargain. Basic ovens are not generally awesome. That's a trap you're falling into. Some models of fridge work longer than others, the same for some models of gas stoves, and electric stoves, and washers and dryers etc. Equipping your rentals with inexpensive appliances that last takes a while, but you'll figure it out eventually.

A Honda Accord and a Toyota Camry will both outlast a Chevy Malibu and a Kia Rio and be a much better value over the long haul, even though they're all small sedans. It's the same basic principle.

I provide C-class rentals fully equipped with washers and dryers, stoves and fridges. I try never to provide microwaves, garbage disposals, and dishwashers.

Amana-Whirlpool-Maytag is the Toyota/Honda of basic apartment appliances, in my experience. The one major exception to this is in fridges. Frigidaire's basic 18-foot model can take a real beating. GE/Hotpoint is the Chevy of appliances, in my experience.

Kuriakos Mellos · Answer

Thank you everyone for the advice.  I took advantage of Black Friday sales and some shopping around and adding a dryer and washer with installation for about $1K - I want to differentiate myself and get a tenant as soon as possible after closing (which is on 12/3).

Natalie Schanne · Answer

@Kuriakos Mellos - in my area, washer and dryer access is worth about $50/mo and costs me $300-1200 to put in depending if I’m in town and can buy used on Facebook or I need to buy new on Costco com, HD, Lowe’s or Best Buy. For multiple tenants using a machine, I’ve heard great things about SpeedQueen.

In general I figure that the more amenities I have, the faster I rent and for a higher price. If I find myself having vacancies more than a week or two, I upgrade something to make my property more attractive.

I also listen to what common questions I get. If people are asking about the washer and dryer, they care about it. Or private parking.

Yes, washers and dryers are abused by your tenant and they break. If you have to buy new each time and assume they last 6 years, $1200/12/6 is $16.67 per month in cost. I also do not include water or sewer as my expense. I make sure they pay for it. In my area there are worry free warranty plans offered by the utility company and they come out very fast, so it’s worth getting appliances on these plans and charging the tenant to pay for them.

Daniel Smyth · Answer

@Kuriakos Mellos

This is called adding value!

With washer and dryer there is more value.

More value = more rent.

Just like painted cement floors and hard wood floors.

Nothing for free unless it's the owner!

Randall Davis · Answer

@Kuriakos Mellos

Like most that have responded…. Dependencies on the location.  Most of our properties have the hookups (and connections are all up to code), however we do not furnished the washers and dryers.  Most of our new clients have their own.  We will offer the “appliance upgrades” for additional rent cost.

Brandon Beatty · Answer

I would only supply if you need to in order to achieve the rents you need. Check out similar properties in the area to see if they have them first.

Theresa Harris · Answer

Good move. the wall mounted units are more expensive and not as easy to replace.

First duplex - do you offer laundry and dryers?

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