Washer and Dryer in Rental

[Clint]

Would you provide a washer and dryer for tenants, or just leave the hookups?

Thanks,

Clint :SM142:

[Dan Auito]

It all depends Clint, I have done it before with the added condition that I have left them here for the landlords convenience. The tenants are free to use them but if repairs are needed that they would be responsible for them. Another thing to consider is to replace soft feed line hoses with the wire braided mesh type this helps guard against the exploding water feed line and prevents flooding when folks aren't home.

This will attract some folks Clint, but many have their own. With the multiplexes it becomes an income generator, on the small SFH's it just an added benefit for the tenants.

Don't buy them special but if they are already there I would leave them until the tenants burned them up or indicated that they have their own.

[dealmaker]

I would NEVER provide a W&D, or for that matter any appliance that is "easily" removed. There's no percentage in it.

dealmaker

[Dan Auito]

Not to directly disagree Frank, but to better make a point. Here's a case: a rental I have is furnished with a W/D Fridge and stove. Mortgage obligation would be about $365 a month if it wasn't free and clear already! The tenants pay $800 a month rent. I feel it is worthwhile to keep them as long as possible by providing things that keep them in place! :wacko: I am a softy on some things. :biggrin:

[investinAK]

From a renter's standpoint, I would be willing to pay a premium for a house that has all the stuff you need for living. (i.e. washer, dryer, fridge, stove, etc...) If it meant I didnt have to make that trip to the laundrymat every couple of days, I would pay extra.

[txrigdiver]

Clint, If you have the appliances already in the unit and don't want to take them out and store them or sell them then leave them there. It's convenient for you and every added convenience for the renter is going to help attract and keep higher quality renters. I would also raise the rental by $20.00 to $25.00 a month, not much, just a little. Those appliances are eventually going to break and need to be repaired. If they are in place and the unit is rented when they break the renter is going to want them fixed ASAP. If they aren't there to begin with then theres no expectation. I put them in sometimes and sometimes I don't, The only time I absolutely refuse to put them in is when the unit is on a septic system.
I went and made a deal with a local used appliance company and he gives me a serious discount 30% every time I buy an appliance because as I acquire properties that I'm going to be taking the appliances out of to update them, I give him the appliances I otherwise would have thrown away. (he picks them up at no charge and I don't have to worry about disposal issues).

Something else, In one of the previous posts Dan mentioned putting in the supply lines with the braided coating. I do a lot of rehabs and rentals, I put those braided lines everywhere, under sinks, to toilets, every single place that requires some sort of supply line, yea, they cost almost twice as much $8.00 instead of $4.00. But have you ever had a house flood because a supply line burst? I have, and it cost almost $8000.00 to repair the damage ($14,000 insurance claim, I handled the rehab, funny how that worked out huh). It was my house, the one I live in and I can show you the insurance claim info. Splurge Clint, buy the braided lines for every supply line in the house.

[Clint]

I am going to supply the stove, refrig, washer and dryer. It is a rehab I am doing, and thanks, for the braided supply line info.

I can ask a small premium by having all of those, around here, houses in the neighborhood have to go to a laundry mat. So, this I think will be a bonus. I am going to run a dummy ad in the paper and see what kind of response I get.

I too have a freind who runs an appliance biz, and can get refurbs from him cheap. And they have a warranty.

Dan, Thanks for the details, I will have to put something like that in a (provided etc, etc) lease/rental agreement.

Clint

[Dan Auito]

It really all depends on circumstances, the property, the location, the market, the amenities in the area, the land lords temperment, the ability to get a premium and having a friend in the appliance business is the icing on the cake.

That is a key as they often will service the equipment leaving you free to cash checks.

Don't forget when you have service techs come into a dwelling to remove, replace and repair things that they should be instructed to try to give you a general report of the overall condition of the property as well.

I'm not advocating making them a spy but to some degree they CAN be used as great informants! :shocking: