Laundry Options: Coin-Op or Laundry Fee

[Aaron Turner]

Hello! I plan to provide a washer and dryer in the basement of my first rental property, a duplex. I am trying to figure out my options. Should I do a coin-operated washer and dryer or charge a laundry fee to cover water cost to operate? Only one unit will be rented, house hacked, and the water cost for a HE washer is minimal. I'm considering charging a $20-25 monthly laundry fee (similar to a pet fee), has anyone ever done this and are there any restrictions? I am also considering coin-op, but the machines are so expensive, and kind of an inconvenience. 

There is a laundromat a few blocks away, but I already (most likely newbie mistake) listed it as "laundry will be available building" and I have tenants lined up. Looking for some advice.

[Bjorn Ahlblad]

@Aaron Turner For only one tenant I would not go coin op. Too much hassle for you and the tenant. I have coin op in a 12 unit and that works great; but much smaller is a pain-especially when you want to change the cost per load! If you can charge a monthly fee or work it into the rent you are so much better off. 

Not everyone will know that HE washer uses way less soap. So have them use 'pods'; if a tenant puts in too much soap it may actually result in a service call! I have had that happen.