Should I include washer and dryer in my rental?

General Landlording & Rental Properties
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Should I include washer and dryer in my rental?

Natali Cobb
New to Real Estate · Clifton Park, NY · Member since 2024 · 31 posts · 18 votes

Hey BP, 

I recently purchased my very first property, which I am now getting ready to list for rent. One question that I keep going back and forth on is, should I include a washer and dryer in the unit? I have heard some people say yes, some say no. There are hookups, and I have the units to place there, so won't be spending any additional money. It is a duplex, I am house hacking and living in the upstairs unit. It is in a nicer neighborhood of a small city. 

My thoughts are that most renters don't have their own washer and dryer, and it could deter some people who don't want to buy their own. It would seemingly also increase what I could get for rent, has anyone found that to not be the case? However, it is one more thing to fix/replace if it breaks, whereas it is the tenants problem if it is their unit. 

Any insight would be greatly appreciated! 

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Tom S.
Real Estate Investor · Burlington, VT · Member since 2010 · 2k+ posts · 1k+ votes
1y

@Natali Cobb  I recently switched over to providing the washer / dryer to start, but say they're responsible for any additional maintenance.  So far so good.

I do feel like you attract more tenants by offering the W/D.  The downside is that when something breaks, it takes forever to schedule appointments, make sure the tenant is home or a property manager can let them in, and sometimes it even takes two appointments.  One to diagnose and one to fix after a part is ordered. 

My 2 cents...

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  • Jaycee GreenePro Member
    Real Estate Consultant · St. Louis MSA · Member since 2024 · 3k+ posts · 727 votes
    1y

    Hi @Natali Cobb! Do you know if other properties nearby offer W/D in the property (vs. just the hookups as you currently have)?

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    0Reply
  • Greg M.
    Rental Property Investor · Los Angeles, CA · Member since 2017 · 2k+ posts · 5k+ votes
    1y

    Why not just advertise it as W/D available upon request?

    3Reply
  • Natali Cobb
    OP
    New to Real Estate · Clifton Park, NY · Member since 2024 · 31 posts · 18 votes
    1y
    Quote from @Jaycee Greene:

    Hi @Natali Cobb! Do you know if other properties nearby offer W/D in the property (vs. just the hookups as you currently have

    Hey Jaycee, seems the other rentals in the area just offer hookups. Maybe that is the way to go?

    0Reply
  • Jaycee GreenePro Member
    Real Estate Consultant · St. Louis MSA · Member since 2024 · 3k+ posts · 727 votes
    1y

    You can really go either way, just depends on the type of tenant you want to attract. In theory, a tenant that is willing pay a little more each month for the actual units already in place may be more attractive to you as a landlord. But the flip-side is they might have higher expectations of you in terms of responsiveness and maintenance, etc.

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  • Tom S.
    Real Estate Investor · Burlington, VT · Member since 2010 · 2k+ posts · 1k+ votes
    1y

    @Natali Cobb  I recently switched over to providing the washer / dryer to start, but say they're responsible for any additional maintenance.  So far so good.

    I do feel like you attract more tenants by offering the W/D.  The downside is that when something breaks, it takes forever to schedule appointments, make sure the tenant is home or a property manager can let them in, and sometimes it even takes two appointments.  One to diagnose and one to fix after a part is ordered. 

    My 2 cents...

    4Reply
  • Melanie ThomasBusiness Member
    Real Estate Broker · San Antonio · Member since 2022 · 1k+ posts · 490 votes
    1y

    In my market, for what it's worth, having a washer and dryer doesn’t seem to make a difference in getting homes rented any faster. Good luck & happy investing!

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  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    1y
    Quote from @Natali Cobb:

    Hey BP, 

    I recently purchased my very first property, which I am now getting ready to list for rent. One question that I keep going back and forth on is, should I include a washer and dryer in the unit? I have heard some people say yes, some say no. There are hookups, and I have the units to place there, so won't be spending any additional money. It is a duplex, I am house hacking and living in the upstairs unit. It is in a nicer neighborhood of a small city. 

    My thoughts are that most renters don't have their own washer and dryer, and it could deter some people who don't want to buy their own. It would seemingly also increase what I could get for rent, has anyone found that to not be the case? However, it is one more thing to fix/replace if it breaks, whereas it is the tenants problem if it is their unit. 

    Any insight would be greatly appreciated! 


     Years ago we never did. These days more tenants are looking for turnkey than ever and we rarely come across any tenants that have their own. By installing our own, we remove the wear and tear and damage the tenants do by moving W/Ds in and out and hooking them up wrong (which is common) and using cheap components that cause leaks and destroy floors and walls. And we add the cost of the W/D into the rent, so any units that make it a little more than 1.5 years are profit. If you stick to American name brand units that are basic - no fancy sensors, doodads or anything else - W/Ds are surprisingly durable, even with renters. We have them in every unit these days and only usually have to deal with maybe one or two every year or two, which averages out to units making it 10 or more years. 

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    1Reply
  • Frantz JosephPro Member
    Rental Property Investor · GA · Member since 2017 · 62 posts · 44 votes
    1y

    @Tom S.when I started out we offered washer and dryer’s, now we don’t, as you become more tenured you will find out what’ works best for you. I no longer offer them,

    We were going to initially get 11 sets, we soon discovered it wasn’t worth it. We got 4 sets than we started removing them out of the units, all you need is one nasty tenant to destroy your washer and dryer

    0Reply
  • Zane Cress
    Realtor · Athens, GA · Member since 2023 · 201 posts · 104 votes
    1y

    People usually hate moving a washer and dryer around so having one in unit would be preferable I think. Should get you slightly higher rent as well. A decent used set would not be very expensive and should last a few years.

    1Reply
  • Kaylee WalterbachPro Member
    Rental Property Investor · Norman, OK · Member since 2018 · 158 posts · 529 votes
    1y

    If you can get away without providing a W/D, I would go for it. Less to maintain! And you can't price it up much for including the W/D.

    But, like everyone else is saying, if other comps in the area are offering W/D, you might have a hard time competing.

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    1Reply
  • Wesley W.
    Rental Property Investor · The Vampire State · Member since 2013 · 2k+ posts · 2k+ votes
    1y

    I offer them with an additional fee and lease addendum.  I buy them used and they offer a very good return with the income stream.  It takes less than a year to break even on the cost.  I have been using some sets for 10 years.  Some units I aquire when I buy a building.  Sometimes I buy a set from a tenant whom is moving out and does not want the hassle of moving the set they purchased.  As others has shared, I am able to hook them up properly to avoid any issues with tenant installation.

    If a unit dies, and I do not want to replace it, I just terminate the addendum and remove them.  This avoids putting me in the situation where I have to provide those amenities if they were included with the rental unit.  My biggest pain point is rounding up help to move them in and out, as I'm a solo self manager.

    0Reply
  • Gregory SchwartzBusiness Member
    Rental Property Investor · College Station, TX · Member since 2016 · 1k+ posts · 1k+ votes
    1y

    I provide washers and dryers in second-floor apartments or when the space requires a stacked unit. Otherwise, they're a PIA. The number of maintenance requests we get on dryers is stupid high. Mostly because the tenants are over loading them. IMO just let them bring their own. 

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  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    1y

    In single-family homes, I recommend the tenant provide their own washer/dryer. For apartments, I prefer to provide them because many apartment renters make mistakes hooking them up, or they cause damage moving them in/out. 

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  • Matthew CrivelliBusiness Member
    Lender · MA · Member since 2021 · 1k+ posts · 1k+ votes
    1y

    Do you want to be the one paying to fix the washer and dryer when they breakdown? I would just offer hook ups. Less maintenance to deal with on your end. 

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    0Reply
  • Natali Cobb
    OP
    New to Real Estate · Clifton Park, NY · Member since 2024 · 31 posts · 18 votes
    1y
    Quote from @Melanie Thomas:

    In my market, for what it's worth, having a washer and dryer doesn’t seem to make a difference in getting homes rented any faster. Good luck & happy investing!


     I appreciate the insight!

    0Reply
  • Natali Cobb
    OP
    New to Real Estate · Clifton Park, NY · Member since 2024 · 31 posts · 18 votes
    1y
    Quote from @JD Martin:
    Quote from @Natali Cobb:

    Hey BP, 

    I recently purchased my very first property, which I am now getting ready to list for rent. One question that I keep going back and forth on is, should I include a washer and dryer in the unit? I have heard some people say yes, some say no. There are hookups, and I have the units to place there, so won't be spending any additional money. It is a duplex, I am house hacking and living in the upstairs unit. It is in a nicer neighborhood of a small city. 

    My thoughts are that most renters don't have their own washer and dryer, and it could deter some people who don't want to buy their own. It would seemingly also increase what I could get for rent, has anyone found that to not be the case? However, it is one more thing to fix/replace if it breaks, whereas it is the tenants problem if it is their unit. 

    Any insight would be greatly appreciated! 


     Years ago we never did. These days more tenants are looking for turnkey than ever and we rarely come across any tenants that have their own. By installing our own, we remove the wear and tear and damage the tenants do by moving W/Ds in and out and hooking them up wrong (which is common) and using cheap components that cause leaks and destroy floors and walls. And we add the cost of the W/D into the rent, so any units that make it a little more than 1.5 years are profit. If you stick to American name brand units that are basic - no fancy sensors, doodads or anything else - W/Ds are surprisingly durable, even with renters. We have them in every unit these days and only usually have to deal with maybe one or two every year or two, which averages out to units making it 10 or more years. 


    This is super helpful. I would have never thought of the wear and tear with moving and installing their own units, plus the potential of hooking them up wrong and causing damage. Thanks!

    0Reply
  • Natali Cobb
    OP
    New to Real Estate · Clifton Park, NY · Member since 2024 · 31 posts · 18 votes
    1y
    Quote from @Zane Cress:

    People usually hate moving a washer and dryer around so having one in unit would be preferable I think. Should get you slightly higher rent as well. A decent used set would not be very expensive and should last a few years.


     Agreed on all points. I see them on Facebook marketplace constantly for ~$300 for a well working set. Would pay for itself in 6 months or less!

    0Reply
  • Natali Cobb
    OP
    New to Real Estate · Clifton Park, NY · Member since 2024 · 31 posts · 18 votes
    1y
    Quote from @Kaylee Walterbach:

    If you can get away without providing a W/D, I would go for it. Less to maintain! And you can't price it up much for including the W/D.

    But, like everyone else is saying, if other comps in the area are offering W/D, you might have a hard time competing.


     This is a compelling point. I appreciate it!

    0Reply
  • Natali Cobb
    OP
    New to Real Estate · Clifton Park, NY · Member since 2024 · 31 posts · 18 votes
    1y
    Quote from @Wesley W.:

    I offer them with an additional fee and lease addendum.  I buy them used and they offer a very good return with the income stream.  It takes less than a year to break even on the cost.  I have been using some sets for 10 years.  Some units I aquire when I buy a building.  Sometimes I buy a set from a tenant whom is moving out and does not want the hassle of moving the set they purchased.  As others has shared, I am able to hook them up properly to avoid any issues with tenant installation.

    If a unit dies, and I do not want to replace it, I just terminate the addendum and remove them.  This avoids putting me in the situation where I have to provide those amenities if they were included with the rental unit.  My biggest pain point is rounding up help to move them in and out, as I'm a solo self manager.


     I think this is the way to go. Don't want to run into an issue where a tenant keeps destroying units and I'm pouring money into replacing/fixing them, but I think I can get more for rent if they're in place. I am also solo managing and could see this being an issue. Thank you for the insight!

    0Reply
  • Natali Cobb
    OP
    New to Real Estate · Clifton Park, NY · Member since 2024 · 31 posts · 18 votes
    1y
    Quote from @Matthew Crivelli:

    Do you want to be the one paying to fix the washer and dryer when they breakdown? I would just offer hook ups. Less maintenance to deal with on your end. 


     Fair point, I really don't want to bear the burden honestly. I am a brand new investor and landlord and want to minimize pain points as much as possible. I've rented myself for years with W/D in my unit and have never had an issue, so I guess I assumed they wouldn't be much to maintain. But, I see that is not everyone's experience, especially as the owner. Thank you!

    1Reply
  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    1y

    @Natali Cobb depends on what is common for the area.

    Also, you can put in your ad that W/D negotiable and see what the responses are. Try to at least leverage for a 2-year lease.

    Just be sure your lease states the appliances are "as-is, where-is", so:

    1) You are NOT required to repair them
    - Many tenants abuse them, so you don't want to be liable to repair.
    - Good tenants you can choose to repair. Or repair if they renew lease.

    2) You are NOT required to remove & store them if a tenant has their own appliances.
    - Just be careful with this one as we once had a tenant store stove/fridge outside in the yard - during the winter -- so they were ruined. Of course, the tenant didn't want to pay for them, but lost in court.

    3) Use this same language for ALL appliances: stove, fridge, microwave, dishwasher, washer, dryer, window ac, etc. Can't include furnace, hot water tank, central ac and some other built-in appliances - check your local ordinances.

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  • Gino BarbaroPro Member
    Rental Property Investor · St Augustine, FL · Member since 2014 · 2k+ posts · 1k+ votes
    1y

    @Natali Cobb

    I just rented out a studio, and bought a stackable washer/dryer. Probably got $100 more per month for rent. It cost me about $1,000. Get my money back in less than a year, and it's a great amenity.

    If you live in a wealthier area, chances are the residents will have their own unit, so you may not have to provide one. You have to understand what is common in your maket

    Gino

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  • Stephen KeigheryBusiness Member
    Rental Property Investor · New Orleans, LA · Member since 2018 · 717 posts · 555 votes
    1y

    I don't because of the cost of maintaining them. 

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  • Darrell BoazmanPro Member
    Property Manager · Augusta Ga · Member since 2020 · 8 posts · 3 votes
    1y

    I offer washer and dryers on the lease term basis. Even though majority of my units have washer and dryer connects I give them the option if they don’t have their own to lease one.

    The cost of a washer and dryer from Home Depot, including hook up is around $1100. Approximately so I will charge the tenant $100 no refundable fee for delivery.(Home Depot will deliver the appliance with the purchase and hook up for a minimum fee,.) I lease out the appliances 37.50 per appliance. So first year I made $1000 on my initial investment.


    hope this help

    0Reply
  • Darrell BoazmanPro Member
    Property Manager · Augusta Ga · Member since 2020 · 8 posts · 3 votes
    1y

    I offer washer and dryers on the lease term basis. Even though majority of my units have washer and dryer connects I give them the option if they don’t have their own to lease one.

    The cost of a washer and dryer from Home Depot, including hook up is around $1100. Approximately so I will charge the tenant $100 no refundable fee for delivery.(Home Depot will deliver the appliance with the purchase and hook up for a minimum fee,.) I lease out the appliances 37.50 per appliance. So first year I made $1000 on my initial investment.


    hope this help

    0Reply
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