Laundry- Is Coin Operated ALWAYS the best option

[Damian Komosa]

Coin Operated seems to be the blanket correct answer I've seen when considering the Landlord provided laundry options. The goal in my mind is to choose the option that provides for least- costly, headache free and be closest to repair impervious. The property in mind is a Quadplex with one laundry area that is catered toward lower-middle class individuals. Property is on one water- meter and would only have a single set of washers/ dryers.

Option #1: Traditional Commercial Coin-Operated Unit

This is the one I was originally going to go with until I started looking into prices of quality coin-operated machines and the company I was focusing on was SpeedQueen. Prices for a stackable set were in the 2000-3000 dollar range. I don’t really envision getting a return on investment anytime soon with only 4 units, one of them being occupied by me. This would obviously be more than the 0$ I would be getting from Option #2. I have heard that these commercial units tend to be more durable against tenants. The issue of collecting quarters wouldn’t currently be an issue while house-hacking, but could be a hassle long term.

Option #2: Provide a Traditional Non-coin operated Unit

This would be going against the grain because I have read horror stories where people were brining their entire families to do laundry at a property, but I would just imagine that not to be common. The upfront cost would be significantly lower than the commercial grade unit, but the units could potentially be more delicate against tenants. This would surely also raise the water/ electricity bill as people would be doing more loads of laundry. With this option, the eventual collection of quarters would be avoided, but that’s not a main concern.

Option #3- Infinity: Other Solid Options others have implemented

Please tell me any strong opinions you have one way or the other. I’m sure there are factors that I’m missing or different solid options. Any information is appreciated on the topic.

[Caroline Gerardo]

Do not put free machines in. Major nuisance and huge gas and water bills.

I like the homedepot one suggested by @Jim K.

Also Yamamoto sells commercial CARD ones for $2000 and guarantees them.

Contract with a guy who maintains them and a candy machine? Sounds good. Don't guarantee to tenants they always operate and limit the hours the area is open. How would he find this? @Richard F.