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Updated over 4 years ago, 04/21/2020
Advice on particular tenant hogging laundry facility
I have a 6 unit property with a total of 8 individuals living in the property. ONE 2 person family is consistently hogging the laundry facility. There is only one washer and dryer for the entire complex because the layout doesn't allow for any more. I have received several complaints. I sent a general letter out addressing all of the tenants explaining to them the importance of not leaving laundry sit in the laundry facility. Still they keep doing it. I have posted letters above the washer and dryer and they still keep doing it. What should my next step be? Without me actually witnessing the issue I'm not sure I can come to them directly and start pointing fingers.
I could have a washer and dryer installed in their unit and up their rent. Since they are month to month. I'd prefer that to be my very last step though. Any advice would be appreciated.
Stephen
- Real Estate Broker
- Cody, WY
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Tough call. My only recommendation would be to assign each unit a laundry day. Six units, six days. Use the final day as a free-for-all.
Another option would be to tell the tenant that they are depriving everyone else of access to the facilities and that one more complaint will result in their eviction.
- Nathan Gesner
#3 General Landlording & Rental Properties Contributor
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#3 General Landlording & Rental Properties Contributor
- Rental Property Investor
- Los Angeles, CA
Had a similar situation in a condo building. HOA knew which unit was the main offender and she would leave laundry in the multiple machines for hours and many times overnight. They put up a sign that said any laundry left more than 20 minutes in a machine may be removed and placed on the floor. Any laundry left overnight on the floor will be considered abandoned and will be trashed.
The offender had her clean laundry put on the floor a couple of times. She was extremely pissed when this happened, but she quickly learned not leave it in the machines.
Originally posted by @Nathan Gesner:
Tough call. My only recommendation would be to assign each unit a laundry day. Six units, six days. Use the final day as a free-for-all.
Another option would be to tell the tenant that they are depriving everyone else of access to the facilities and that one more complaint will result in their eviction.
That's an AMAZING idea! Thank you very much for your input.
Originally posted by @Greg M.:
Had a similar situation in a condo building. HOA knew which unit was the main offender and she would leave laundry in the multiple machines for hours and many times overnight. They put up a sign that said any laundry left more than 20 minutes in a machine may be removed and placed on the floor. Any laundry left overnight on the floor will be considered abandoned and will be trashed.
The offender had her clean laundry put on the floor a couple of times. She was extremely pissed when this happened, but she quickly learned not leave it in the machines.
I'd love to do this, because it would make me feel happy knowing their things are being thrown out. At the same time I don't want to put my other tenants in a position that could start a confrontation. I've been VERY lucky and I'm very thankful to all my current tenants because they have made my first year very easy on me. Wouldn't want to ruin that over laundry. Thank you for your advice!
Tenants will ask you to solve *all* their personal problems and conflicts. Do not take the bait. You are not their Den Mother. Grown-ups eventually work things out, but if you intervene, you will own the conflict and be responsible for resolving those conflicts and the subsequent failures.
Memo to All Tenants:
I have been asked questions regarding the laundry facility use guidelines. The guidelines as follows: Be courteous to the other tenants. I am not your Den Mother, I am not the Laundry Judge Judy. Please do not contact me regarding your personal conflicts.
Best Regards,
Management
@Stephen Chaney back when I used to rent and go to laundromats, it was customary to just take out peoples clothes and leave them sit on the counter or on top of the washer/dryer. I just thought that was "laundromat etiquette" on how to deal with this. Just post a sign that states items left more than 10 minutes after cycle is finished can be removed.
People just forget they have laundry in. Finding your stuff on the floor a couple times is a reminder to be more careful. You could also suggest they set a timer on their phone to not forget.
Instead of sending general letter, just talk to the offending person ask for their help with the situation. If they deny they are the offender, just tell then they are not going to complain if their stuff lands on the floor either.
Are you sure there is not space for two sets of stack-able coin op?
Originally posted by @Joe Splitrock:
@Stephen Chaney back when I used to rent and go to laundromats, it was customary to just take out peoples clothes and leave them sit on the counter or on top of the washer/dryer. I just thought that was "laundromat etiquette" on how to deal with this. Just post a sign that states items left more than 10 minutes after cycle is finished can be removed.
People just forget they have laundry in. Finding your stuff on the floor a couple times is a reminder to be more careful. You could also suggest they set a timer on their phone to not forget.
Instead of sending general letter, just talk to the offending person ask for their help with the situation. If they deny they are the offender, just tell then they are not going to complain if their stuff lands on the floor either.
Are you sure there is not space for two sets of stack-able coin op?
I'm absolutely positive there's no room. I wish there was a way to create the room though. It's Under a stairwell. This isn't a bad idea though. There may be room there that I could hang a laundry bag so tenants could toss abandoned clothing into that. Thank you for the advice.
just curious, are your shared laundry facilities free to use? If so, I could see why they would be hogged by a selfish individual.
I'm not suggesting you start charging or putting in coin operated machines, but just a thought.
I do like the idea of establishing and communicating rules/etiquette. Assigned laundry hours per unit is also a great idea. Question is, how to orchestrate that?
Originally posted by @Stephen Chaney:
I like this idea. What is wrong with making more money each month?
Get some working appliances off craigslist.
Confucius say: One machine not enough for six units.
Are they simply leaving the finished clothes in the washer or dryer? If so, maybe get one of those carts they have in the laundromat.
Are you already clear on which unit it is? As in clear enough to take action against that tenant?
If so you said they are MTM, give them a direct letter/notice that the laundry is an issue. You tried general, now be specific with them say this is a problem and if it continues you'll have to fix it. Then if it continues give them notice to vacate and be done with it.
I don’t see having this problem with coin-ops.
Then, if necessary, get a laundry bin and put up a notice that clothes may be removed if left in at the end of cycle.
My coin-ops post the time once the quarters are in, and I have 7 units using one set.
#3 Managing Your Property Contributor
I lived in a 6 plex with 1 set of washer and dryers and it was fine. If laundry was left in the washer or the dryer, you'd come back and check in 15-20 minutes and if it was still there, you'd take it out and place it on top of the machine.
I have a duplex with 2 washers and 2 dryers. I get a similar complaint even though that is one washer/dryer per unit when all are operational (one washer is currently broken). The problem is that everyone works so they all want to do their laundry on the weekend. In both units the male works a very manual job that would get clothing dirty fast. Both families of 4 likely generate double or triple the laundry of what my family of 3 generates and we typically have 4 loads per week (sometimes 5). I have talked to both units' tenants about trying to use the washer/dryer mid week but they are busy families with both parents working and 2 children each.
To summarize, one washer/dryer per 6 units (even with only 8 people) is not enough. What happens if a washer breaks?
To get by for now, provide two hanging bags for clothing left in washer or dryer at least 10 minutes after end of cycle. It will ensure almost optimized use of the washer/dryer.
Good luck
@Stephen Chaney I would just put up a sign saying that all u attended laundry will be removed from the machine. When the other tenants complain about laundry being left in the machine remind them of the policy. Normal laundry room etiquette in my area is to out the clothes on top of the machine once it is finished. Seems odd to me that other tenants are not doing this if they need to use the machines.
Post that laundry will be removed and then respond to people with that solution when it comes as a complaint. There is no reason to reward this behavior by giving them an in unit machine. It will be years before you recoup that cost at $25/month. Charge more for washing/drying. If that doesnt work assign days. People can learn to do laundry at times other then the weekend if that is an issue.
@Stephen Chaney - We have triplex with one washer and one dryer. One unit has a larger family and tends to use the machines heavily. We simply messaged the tenants in a general building announcement to be considerate to use of time of machines and that any clothes left over would be placed above the machine. This issue is typical of buildings with less than 10 units so it has to be resolved from a community engagement standpoint ( leaving garage doors open, leaving front door open, dirty hallways) since it impacts the quality of the tenant experience.
Originally posted by @Mal Vin:
just curious, are your shared laundry facilities free to use? If so, I could see why they would be hogged by a selfish individual.
I'm not suggesting you start charging or putting in coin operated machines, but just a thought.
I do like the idea of establishing and communicating rules/etiquette. Assigned laundry hours per unit is also a great idea. Question is, how to orchestrate that?
They are coin operated. Thank you for the advice! There's a letter above the washer stating abandoned clothes may be thrown on the floor. No problems since then!
Glad it was a success. Sometimes appealing to their primal and protective instincts can work wonders on people.
Hi - On a LAundry Room issue - install another one or two washers with dryer if there is room, this is just food for thought - apparently the person or persons involved, they have lots of clothing they need cleaned - how can u control a person health and welfare. I would think you are asking for some sort of legal against you. if you install a washer and dryer in unit, you would have to allow others the same opportunity. if u open a can of worms-so to speak and just show as they might call favoritism, this might come back to bite u - I would add another machine or two another and that way they can get their laundry done in a quicker fashion. We have electronic card driving machines. there always one or two in the bunch that makes it worst for others - if they already know about it and they continue and you can not stop them, how far are u willing to go then for the others .
I just ordered our 2nd set of coin-ops. Love collecting those quarters! I haven't had any issues, but the one set is getting a lot of use... we are finishing a renovation and figured it would be good to have another on hand... like playing the slots and always winning.
I am still waiting for the tenants to complain about one or the other using the machines too much (aka sinking to much cash into my pocket) but hasn't happened yet.
on coin operated machines - the issues we found on these - money is a magnet. the machines were broken into a few different times which end up costing more for repairs than the cost of a new machine - somedestoyed the machines to get quarters- now we have electronic card driven machines. no issues except for machines breaking down from being overused. we have 200 units on property and 30 machines (dryers and washers)-