Old washing machine finally starting to go out on my tenant

[Justin Rea]

Tenant just contacted me letting me know the washing machine is making loud noises. It’s an old washing machine and of course I was expecting this to happen someday. rental property is in Richmond Virginia and I now live in Tallahassee Florida.

This being my first rental property before I go off and buy a washing machine online I’d like to see what you recommend my plan of action could be? I think I know what I need to do but I do not know the recommended manufacturer, model, rental property Washer....if there is one?

Note: The dryer is very old as well so I should keep that in mind. I’m a veteran so potential discount on equipment is nice. Definitely enjoy earning my current Chase Credit card points. Christmas is coming up so potential deal to maybe go ahead and get both washer and dryer. The rental property income will of course be used and tracked for this purchase for tax purposes.

Thank you.

[JD Martin]

Originally posted by @Maureen Santibañez:

@Justin Rea

I think you should replace both with a combined washer and dryer. Cheaper than buying both separate.

 No way is that cheaper. If we are talking top loaders, you can get both for $800 brand new. You're not buying a combo W/D for less than $1300-1400 new, and stacked integrated units cost about the same. And assuming you're talking about the one unit, throw everything in and it comes out dry type, your ability to run more than a load at at time is now eliminated.

I like the idea of single-units but the setting has to make sense, and the economics virtually never make sense.

Anyway, to the OP: buy a new set, have it delivered and set up. You should be collecting some kind of (built-in) premium for the W/D anyway. We put them in places where a tenant bringing their own would be difficult - hard access, potential for major damage, etc - and just bump up the rent for the added value. We collect roughly $500/yr extra and if they last 3-5 years it's been a break even or slight profit.

Quick note on used appliances: they've virtually disappeared where I am. You used to be able to get used appliances all day long for 50-80% less than new, but since about COVID started they have become seriously rare and you have to be ready to jump immediately. It's not worth the hassle for me for a couple hundred bucks.