Need advice on adding a common laundry room for tenants

[Lee V.]

I’m a newbie. Just recently purchased a triplex and currently living in one of the units while renting the others out. It’s a unique property. There are 3 single family homes on one piece of land. None share and walls. (3 separate structures) I live up front in the “main home” The main home has its own water and electric meter, and the two rear homes share a water and electric meter. I pay their water, and they split electricity bill. 

The units cannot have their own washer and dryers. They are too small and there isn’t any space for them. Plus since they share a water meter, the water pressure is often low already... so adding a washer isn’t gonna help that. 

My idea is to add a common laundry area. It would be in the rear of my home. I would build a small shed and put in a washer and dryer combo. It will be using water and electricity from my main home. Is this a good idea?? How would I charge them to use the new facilities? Should I increase rent? 

All of my competitors in the area have washer and dryers so I want to be competitive and reduce vacancies. 

[Tom S.]

@Lee V.  I have a coin-op W/D in one of my units.  I think coin-op a bit better than simply raising rents because there will also be people complaining others are doing more laundry than them.  Also in other units where I didn't do coin-op and just gave all the tenants keys for the laundry room, I noticed their friends at the property doing laundry.

So you'll have to weigh out the pros and cons.  Hope that helps,

Tom