Washer & Dryer Included...Do They Make A Difference?

Question

I'm trying to decide for my future rental if including a washer & dryer with the unit is worth doing, and if it attracts more tenants? Or, is it just another appliance you have to worry about breaking, so don't bother? In the past, I let the tenant provide their own washer & dryer, but just trying to do a little more research by picking the brains of experienced landlords.

Also, if you include washer & dryers, how much extra do you typically try to add to the rent cost?

Thanks

Heather Frusco · Answer

@Robert Smith yes and yes. You'll certainly see a higher rent rate and at the very least see decreased vacancy by providing appliances (or at least you should). But, yes you'll also have to be responsible if it breaks down through normal use. It depends on your market area but as a general rule, you will find a tenant faster and can increase your rent justified by providing them. We provide them for this reason and for the reason that we don't want the tenants to mess with the appliance connections (gas, electrical connections) over time these connections can fail if tenants are constantly installing and removing appliances, can pose a safety issue and could possibly open up liability and insurance concerns - but a similar argument can be made for providing appliances as well I suppose. I'd say as long as your not buying top of the line appliances and instead opt for gently used or discounted appliances they should pay for themselves pretty quickly... but nonetheless it is your choice.

Stephen J Davis · Answer

I don't provide them as a rule. In fact, I bought a home with a washer and dryer and gave them to the first tenant that moved in so they were responsible for them.

Kelly N. · Answer

We have been adding washers and dryers to as many apartments as possible if they didn't already have access to laundry.In our area, in unit laundry adds about $50/month to the rent whether they are paying for the natural gas and electricity or not (we pay for the water at all our units). One of our tenants with one child told us that they had been paying $60/month at the laundry mat to do their laundry, they are much happier now that they have it in their home.In my experience, renting an apartment that at least has access to laundry it much easier than one without. Repairs have been fairly rare- though I did have to put $125 worth of parts into a washer that is used by 4 apartments last week, plus spent a few hours figuring out what was wrong and how to fix it (torn seal on the front loader making it leak, and coin trap jammed up with paper money and a guitar pick causing it not to drain). We live near repairclinic.com, so I am able to buy most parts the same day I need them, and return anything I don't need for free.

Domenick T. · Answer

Agree with @Heather Frusco. I'm in an urban area and it definitely increases the number and quality of prospective tenants. I estimate it adds about $100 to the monthly rent.

Fran Petrillo · Answer

It definitely depends on the market you are in. My unit is not in the greatest neighborhood. It seems that for some reason appliances are handled with care in more affluent neighborhoods. I put a washer and dryer in the basement and in the lease with water included and I immediately regretted it. The tenant calls me everyday for something going wrong with the washer-which I thought was ridiculous because the appliance itself is fairly new. I did think it was possible but I’m positive that my tenant is allowing his 10 year old son do the laundry and overload it with comforter blankets and clothes both at the same time :( Plus he does laundry every single day. I’ve already put $200 into fixing it -after the lease is up it’s coming off. It’s too much trouble I think.

Khanh Dam · Answer

have you done any competition home work? that is what your potential renters are doing!!! They call and email available homes and ask what is included. If all your competitioin is offering it and you aren't guess what, that puts you at a disadvantage. where I live all of the close by apartments have wash/dry and cahrge $40/month more for them. they use cheapest brand, no bells and whistles machines. never put a front loader in a rental, the filter gets clogged up with coins and the rubber door seal gets moldy and also tears after a few years. Only use top loaders. You can get used top loader washer and dryers on craigslist or facebook for $300 a pair. they typically are a good investment and make $$$ if you charge at least $30/month for them.

JD Martin · Answer

I have SFHs and it's not common to provide them here except in the most expensive homes. I haven't done it until my last property, but it had a very difficult setup so I decided to put them in there and add some cost into the rent. It is working for me so far, but I will let you know next year :)

E.S. Burrell · Answer

@Robert SmithNot at the expert level yet but I don’t include washers or dryers in my rentals. I don’t want the calls for repairs. All my rentals come with stove and fridge. In addition, if I purchase a home with a garbage disposal, I take it out. Don’t want calls on that either.

Ralph Justiz · Answer

What I've found in my market is it depends on the tenant class you are renting to. In my market you are expected to provide most appliances for lower end rentals. I've met some landlords that charge extra for appliances and others that include it in the rent amount each month. In the higher end rentals that I own every single tenant has brought their own fridge and washer/dryer. I will never provide a fridge for homes that I own because of the liablity.

Jesse Washkau · Answer

I’m not sure but I’ve wondered the same. Nothing I’ve ever rented has included a washer / dryer unless it was a complex with coin op machines in a general area. I always have provided my own. I’ve rented in 5 states and multiple places in each state over the years.