All Forum Posts by: Jonathan Krauser
Jonathan Krauser has started 11 posts and replied 40 times.
Post: Adding a Washer/Dryer Closet to thee Rentals
- Posts 40
- Votes 16
Quote from @Jennie Ballard:
If you are having to redo the plumbing, I would investigate submetering the water to each unit. Either with individual utility billing meters or submeters you use for % splitting bill.
I wouldn't want to be in the efficiency with no washer & dry on allocated bill. Right or wrong, that tenant is going to feel like they are paying more than "their" share of water bill.
My contractor also recommended that I do this. It's about $300 for each meter. Right now, I plan on including water with the rent as I do not want to monitor the individual water bill for each unit at this time. Each unit will have its own water shut-off, so I can add these meters in the future.
Post: Loooking for Bathtub recomendations
- Posts 40
- Votes 16
Last Monday, I just purchased a quadplex and will have to remodel the property. The iron pipe was bad, and the property was poorly maintained. Each unit is a 500 sqft 2 bed / 1-bath property. I am looking for bathtub recommendations that will last at least 10 years with this long-term rental. I plan on keeping the property for a long time. For each bathroom, I plan on adding a new bathtub and tile to the ceiling. Does anyone have bathtub recommendations?
Post: Adding a Washer/Dryer Closet to thee Rentals
- Posts 40
- Votes 16
Quote from @Parris Taylor:
@Jonathan Krauser You could also skip stackables and try to go 120V ventless combo (~24”), no ducting, plugs into a standard outlet, tucks in a closet. Bosch/Miele/LG models (I have one in one of my units) and potentially add leak sensor pan to avoid ceiling waterfalls, and rough-in every unit now while walls are open so you can add-in upgrades later.
I think I have found a way to put standard washer and dryers in the unit.
Post: Adding a Washer/Dryer Closet to thee Rentals
- Posts 40
- Votes 16
I am going with the following layout where the tenants can bring their own standard washer/dryer.
Post: Adding a Washer/Dryer Closet to thee Rentals
- Posts 40
- Votes 16
Quote from @Stuart Udis:
Without all dimensions it's difficult to say with certainty but it looks like there's room to stack units and push them back into the bedroom and still have room for bedroom entrance. That is wasted space in the bedroom otherwise and provides a bit more space in the kitchen area where the tenant may be able to drop in a table.
From an MEP standpoint you should verify how far away you are from a plumbing stack and logistics of venting the dryer to the exterior. There are ductless electric units and the technology continues to improve. They cost a bit more and they are a bit undersized but still serviceable. When I am designing buildings, I try to design with vented units in mind but on some conversions and rehabs ductless is the only option.
Last point I will add because there's been a number of posts suggesting they add costs, increase water bills and increase the risk of leaks, you have to know your market. Is it a market and price point where there is an expectation that W/D are included? If so, its the cost of doing business in that location. Or is it a neighborhood where just the hook ups for the units are required or none at all?
Here's a link to a historical renovation I did last year where venting to the exterior was not an option and used GE stacked ductless units. No issues so far and have 9 units with the same W/D. Model number is GFW148SSMWW / GFT14ESSMWW. Cost was $1581 pre-tax.
7200 Germantown Ave APT 9, Philadelphia, PA 19119 | Zillow
Thank you for the response, Stuart. The dryer vent is easy, as it will go right through the roof. I never provide my tenants with washers or dryers as I do not want to be responsible for them. Because of this, I lean towards designing the unit to handle standard washers and dryers. The unit is getting all new sewer lines and water lines. I am going to put a tankless water heater above the washer and dryer in the same closet. I also tend to remodel my rentals so they all get new valves, so I am not that concerned about leaks. I agree with you that potential water leaks are the cost of doing business. I like your historical renovation. Was that wall tile in the showers?
Post: Adding a Washer/Dryer Closet to thee Rentals
- Posts 40
- Votes 16
Quote from @Jennie Ballard:
If you are having to redo the plumbing, I would investigate submetering the water to each unit. Either with individual utility billing meters or submeters you use for % splitting bill.
I wouldn't want to be in the efficiency with no washer & dry on allocated bill. Right or wrong, that tenant is going to feel like they are paying more than "their" share of water bill.
Thank you for the response, Jennie. What do you mean by washer and dryer on an allocated bill?
Post: Adding a Washer/Dryer Closet to thee Rentals
- Posts 40
- Votes 16
Quote from @Arn Cenedella:
While location is one factor, the biggest factor is the size of the drain line you connect the washer to.
Check with local contractors but I suspect a 2” to 3” pipe is required.
The other issue is venting the dryer to the outside.
If you are going to do this, my suggestion is do it right and to building code. If not you will have problems.
Thank you for the response, Arn. A licensed plumber will add the new pipe and bypass the failed iron sewer pipe.
Post: Adding a Washer/Dryer Closet to thee Rentals
- Posts 40
- Votes 16
@Alecia Loveless, this is a good point. The property has a septic system, so sewer costs are not an issue. If I design it for a stackable washer and dryer, would they use less water than standard washers and dryers?
Post: Adding a Washer/Dryer Closet to thee Rentals
- Posts 40
- Votes 16
@William Whitley, thank you for the response. I do not supply washers or dryers to any of my units as I am not interested in maintaining them. How realistic would it be for a potential tenant to provide their own stackable? Do many tenants assume that stackables are included with the rental?
Post: Adding a Washer/Dryer Closet to thee Rentals
- Posts 40
- Votes 16
I am closing on a 4-plex next week and will have to remodel all the units. There are three 2/1's and an efficiency. For the 2/1, I would like to add washer and dryer hook-ups to each unit as they currently do not have them. This should help me get more rent. The room dimensions are 12 feet x 25 feet, and I have included some models. Since space is limited, should I allocate space for an average washer/dryer, or consider an alternative? Any comments on the layout design would be helpful.
