All Forum Posts by: Gladys Cepeda

I set up brand new coin operated washer and dryers in the basement of my 3 family property. We refinished the basement n its really nice down there! We want to be fair in pricing and dont want to rip anyone off but we also want to start paying down these very expensive speed queen machines.

I was advised to check out local laundromats for prices. The closest charges 3.75 for a very small wash

4.75 for a good size wash

25 cents for 8 min. To dry so about 1.25 for 40 min which is typical amount needed to dry.

The average wash for one load would be 5.00 to wash n dry for at least 40 min. For small and 6.00 for a larger size.

the other laundromats are similar an even higher....

My tenants electricity is connected to these machines n each tenant has their own set of machines noone else would be able to use them. I would of course pay the water bill.

So...this was what someone suggested but wanted more opinions on this.

I was told to charge 3.50 wash and 1.25 to dry?

Its about 25-75 cents less than laundromat nearby and beats the convenience of having access to laundry in basement. The capacity load on our washer is also larger than the laundromats smaller machine. So they can wash more clothes per wash in ours.

Anyway need to make this decision asap please provide input. And no im not trying to rip anyone off, plz be gentle with your responses if you choose to respond as this is a brand new venture and im still learning!! Thank u. Much input is much appreciated.

0 Votes

Providence, Rhode Island

I was advised to check out local laundromats for prices. The closest charges 3.75 for a very small wash

4.75 for a good size wash

25 cents for 8 min.

The average wash for one load would be 5.00 to wash n dry for at least 40 min. For small and 6.00 for a larger size.

the other laundromats are similar an even higher....

My tenants electricity is connected to these machines n each tenant has their own set of machines noone else would be able to use them. I would of course pay the water bill.

So...this was what someone suggested but wanted more opinions on this.

I was told to charge 3.50 wash and 1.25 to dry?

0 Votes

Providence, Rhode Island

Quote from @Ralph Dorval:

Quote from @Nathan Gesner:

Quote from @Gladys Cepeda:

Great Idea, I will speak to my plumber, concerned about the age of this home...Have a great day

I try to avoid dictating how someone lives. However, I will strongly warn them that any damage caused will be their responsibility. You should consider requiring renter insurance to cover any damages they cause.

I agree with Nathan. You could express your concerns, set guidelines for its use, or even require them to assume responsibility for any damages that might arise.

I’d also recommend consulting with a plumber or contractor to assess whether the home’s plumbing can handle a portable dishwasher. If it poses a risk, you could discuss alternative solutions with your tenant.

- Raffi

0 Votes

Providence, Rhode Island

Quote from @Joseph Cacciapaglia:

I grew up in a home with a portable dishwasher. We never had any problems with it, but I could imagine if the sink were clogged that it could overflow. I haven't run into this issue at all since moving to San Antonio, probably because we have mostly newer properties here. I Hadn't even thought of portable dishwashers in years. I think I would express my concerns with the tenant, and maybe put it in writing that they understand any damage caused by it is their responsibility. Maybe add it to your future leases.

Great Advice, Yes, actually never really thought about a portable dw but in future will add that in. Thanks for the input.

1 Vote

Providence, Rhode Island

Quote from @Nathan Gesner:

Quote from @Gladys Cepeda:

Thank you so much for the input and of course I do not want to dictate how folks live, I have never personally dealt with portable dishwashers and the online reviews are conflicting. Thanks for the input. I will definitely speak to them. :)

0 Votes

Providence, Rhode Island

Hi Karl !! I know this is an old post but im grateful to have read your post regarding the coin operated machines. I have a 3 unit multi in Rhode island and i just bought my speed queens. What do you recommend charging the tenants for laundry? I checked the neighboring laundromat and its 3.75 small wash and 4.75 large. But the small is very small. Dryer is 25 cents 8 min. This speed queen gives you 48 min for the standrard 2.00.any advice? Thanks so much

0 Votes

Quote from @Karl B.:

I do well with coin-op in my multi-family properties. The amount of misinformation on this forum regarding coin-op is funny. If you or anyone else ever has questions they're more than welcome to message me.

For smaller multi-family properties the trick is buying them used. Craig's List works very well for this and if in or near a large city eBay is also an option.

If you can find old Speed Queen coin-op washers you're good to go. Those things are built to last. Though there are a few other brands that are decent.

The reason I do coin-op is I was hemorrhaging money VIA the water bill prior to coin-op. I had a half-vacant duplex I purchased where the upstairs tenants were doing their laundry and evidently the laundry for their friends/family as the washer and dryer (owned by the tenants) was running multiple times a week for hours on end when I was there rehabbing the first floor unit.

My water bill was higher there than it was at my fully-occupied 4-unit.

After the upstairs unit became vacant I installed the coin-op and all has been well.

0 Votes

My tenant who already signed a lease just got their keys yesterday and informed me that they are looking at buying a portable dishwasher for the unit. I have never heard of this but now am concerned with flooding issues. This home has been recently renovated but it is an OLD multifamily 1920... Could i prohibit them from using? Should I? Is this a liability issue? Its not on the lease....

please offer your opinion.

Thank you!!

0 Votes

Providence, Rhode Island

Thank you so much for your reply. You made some really important points. I appreciate your definition of "market rent"- i certainly dont want a high turnover and want to make sure this gets rented sooner rather than later. Curious to see hoe this plays out. Appreciate your time.

1 Vote

OR should I ask my realtor to just lower it $50.00 for now to see if it makes a difference. This will be my 3rd month paying a pretty hefty mortgage and NOW im getting worried. Is it worth waiting for a rent that I want, or just get this baby rented and raise the rent next year. Thank you in advance for any input.

0 Votes

All Forum Posts by: Gladys Cepeda

Gladys Cepeda has started 8 posts and replied 30 times.

Post: Coin operated machines- whats fair to charge

Post: Coin operated machines- whats fair to charge

Post: Would you prohibit your tenants from using a portable dishwasher?

Post: Would you prohibit your tenants from using a portable dishwasher?

Post: Would you prohibit your tenants from using a portable dishwasher?

Post: Laundry Options: Coin-Op or Laundry Fee

Post: Laundry Options: Coin-Op or Laundry Fee

Post: Would you prohibit your tenants from using a portable dishwasher?

Post: When to lower rent to get more interest?

Post: When to lower rent to get more interest?