Can I take away laundry room?

Question

Hello!

We have a triplex in Missoula, MT, and have had repeated issues with tenants not caring for the shared laundry room. Actually that's an understatement... It's happened twice now that one of the tenants has left the door to the laundry room open, causing the entire room to freeze (it's winter in Montana...). I have actually found the door left open dozens and dozens of times, but it's only caused frozen pipes and major water damage twice. It happened again last night when there were sub-zero temps, and we are currently waiting for the pipes to thaw to see if any pipes are broken. The property is on a private well, and the well pump/pressure tank is also housed in the laundry/utility room. Currently all incoming and outgoing water lines are frozen solid. If the well pump were to break from freezing damage it would be thousands of dollars to replace.

The laundry room is something we added after we purchased the property 2 years ago. We inherited 2 of the 3 tenants with the purchase and they've all been great other than this one recurring issue. That being said, the machines are mentioned as "included appliances" on 2 of the updated leases. One of the tenants is still on an old lease that has rolled over to month-to-month, and it makes no mention of the machines (after some investigating it seems that it's THEM that has continually caused this damage).

Am I obligated to maintain all the tenants access to the shared laundry if they continually destroy it and cause thousands of dollars of damage? The consequence of this event from last night is that the entire property is without water until the lines are thawed and the damage can be assessed and repaired. Am I right in assuming my right to mitigate damage and respond to recurring issues trumps any responsibility I might have to maintain access to shared laundry machines? Would love any thoughts.

Matthew Claeys · Answer

Why don't you get a camera in laundry, and then you can direct assess the damages to the tenant that causes the issue? I wouldn't close the laundry, as you said it is a listed amenity in some of the leases.

Joe Splitrock · Answer

Some options:

- Install cameras and have each tenant sign a use addendum that states they are responsible for any damage if they are caught leaving the door open. Any apartment commons area should have cameras.

- Install freezer door alarm. These are battery operated and set off an alarm after being left open for more than 1 minute or other programmable time.

- Install a self closing door, so it swings shut after they leave. This should be on any commons area apartment door.

- Install a freeze alarm that will remotely alert you when room temperatures dip.

- Install anti freeze wrap on the pipes and cover in foam wrap. These are common under mobile homes. They have a sensor that turns on and heats the pipe at a certain threshold.

- Put a code lock on the door to get in and out with each tenant having their own code. Tell the tenants last unlock code is responsible for damage. This also keeps strangers out of your laundry room. I have heard of neighboring multifamily using a laundry room in the building next door and causing problems.

Removing may be the easiest solution, but it could alienate your tenants. It is a pain to not have on sight laundry. I am sure they would understand, but they may choose to move when their lease is up. How do you secure the room currently? Is the outside door even required or could you lock it.

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Mollie Hess · Answer

@Joe Splitrock Great suggestions Joe! Thank you for sharing!

Shayna Adams · Answer

That's an excellent perspective. I hadn't considered that it could be seen as retaliatory, and I definitely don't want to play that game. I guess I'm trying to find a way so that one negligent tenant doesn't ruin it for everyone else, but there may just not be a way around that.

Thank you for suggesting donations to local rent assistance programs. This could be a really lovely way to balance my concerns and stay in alignment with my values, while also protecting my investment.

Joe Splitrock · Answer

Barring just one tenant could appear retaliatory. I understand their lease may not grant access, but they previously had access. Singling them out could create troubles. If you raise their rent, them moving out may be the best possible outcome. You could raise it to $1200 and tell them it will go to $1400 next year. It is not your responsibility to solve the affordable housing crisis. Tax payer money goes to subsidized housing and section 8 programs. You can donate to local rent assistance programs. Keep charity separate from business. I assure you that your utility company, tax auditor and insurance company could care less about keeping your costs low. Failure to plan for these increasing expenses will put you in a bad financial situation.

Shayna Adams · Answer

Thank you very much for your time and advice, Joe. I agree with you and think you are right on all fronts. I will look into those Schlage door locks. Sounds like that's exactly what I need if I decide to keep laundry available. Either way, the laundry is going to be "closed for maintenance" for a while...

Learning this lesson the hard way is certainly what's happened here... LOL! I really do believe that affordable housing should be available to all. Gentrification really does negatively impact legacy communities and results in varying levels of population turnovers, and this is definitely happening in my area. I try to keep these things in mind when I am managing my investment properties and working with human beings, but obviously I let this issue go too far. I should have addressed this with cameras or a better door locking system the first time it happened rather than trusting the tenants to care as much as I do after nothing more than a stern talking to. And believe me, it's not lost on me that the likely culprits in this scenario are the ones paying less than 60% of market value. I will be addressing this without question.

Can you tell me what you think about barring access to the laundry to just the one tenant? The situation is that this tenant is on an older lease that has rolled over to month-to-month, that also never had the laundry machines mentioned on it, since it was signed before we installed the machines. They are also the tenant paying extremely low rent (for now), and they are very likely the culprit. The other two tenants in the other units have provided a significant amount of assistance and information regarding this situation, while the third tenant has been shady. Would it be fair to restrict access to only the one tenant, or is that unreasonable as far as tenant/landlord relations go?

Theresa Harris · Answer

Put a self closing door on it and tell the tenants that if the room is found unsecured, rent will go down by $20 a month and the laundry room removed.

I also like the idea of a unique entry code for each tenant. Let them know it is unique to them and lets you track usage as well as who the last person was in the event of damage. You can also 'lock' them out between 8 pm and 8 am.

You mentioned one is on an old lease, month to month and well below market value. Increase their rent to market value with proper notice.

Colleen F. · Answer

@Shayna Adams all the suggestions by @Joe Splitrock are spot on. I would say if you install an automatic closer (the bar you see in the top of the doors of most commercial buildings) it will be the quickest, cost effective way to stop those open doors. I would actually do this immediately because even with a code lock you only get to attribute the damage not prevent it.

As for losing laundry privledges it really depends on what is in your lease. Why don't you just up the month to month tenant's rent if you think it is them doing it. If nothing else it will hammer home that your costs impact their pocket.

Joe Splitrock · Answer

I use Schlage wifi connected deadbolts on my short term rental. You can give everyone a unique code and control hours of entry. You can issue and take away codes on the fly remotely. You can remotely lock and unlock. You can see who locked it, who unlocked it and what time of the day every even occurs. I would also strongly encourage a self closing door. Odds are good that someone is leaving the door unlocked and not fully closed, then wind is blowing it open. Self closing prevents this in the case where someone fails to lock. With remote lock, you could check it and lock it. This solution would cost about $400 total and you would need access to someone's wifi. It wouldn't use any actual bandwidth, so not a burden on your tenant.

If you want my honest advice as a landlord of 15+ years, I would remove laundry. Explain to your tenants that the cost has become too great due to negligence. I would also send your legacy tenant a rent increase letter to $1400 a month. Explain that costs are increasing and tell them you understand if they choose to move out. Being flexible and forgiving will mean that tenants take advantage of you. I had to learn this lesson the hard way like you did.

Treat people with respect and fairly, but protect your investment. A flooded basement could be thousands of dollars in damage. You can't risk this again.

Shayna Adams · Answer

I'm wondering if there is some way to control access even further with a coded lock... Like, if I could program a lock to be disabled from 9pm-7am every day, then I could ensure that no one is opening the door during the coldest times. Then if I also have a freezing alarm and someone leaves the door open during the day time operating hours there will be plenty of time and opportunity to remedy the situation before damage occurs.

Can I take away laundry room?

Can I take away laundry room?

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