Laundry to Stay?
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Laundry to Stay? (by Duplexer [IL]) Aug 6, 2022 8:15 PM
       Laundry to Stay? (by Richard [MI]) Aug 6, 2022 8:29 PM
       Laundry to Stay? (by Allym [NJ]) Aug 6, 2022 9:26 PM
       Laundry to Stay? (by Duplexer [IL]) Aug 6, 2022 9:50 PM
       Laundry to Stay? (by Robert,OntarioCanada [ON]) Aug 7, 2022 12:43 AM
       Laundry to Stay? (by Duplexer [IL]) Aug 7, 2022 9:50 AM
       Laundry to Stay? (by Jason [VA]) Aug 7, 2022 10:17 AM
       Laundry to Stay? (by Allym [NJ]) Aug 7, 2022 12:58 PM
       Laundry to Stay? (by Doris [OH]) Aug 7, 2022 2:13 PM
       Laundry to Stay? (by Robert,OntarioCanada [ON]) Aug 8, 2022 9:26 AM
       Laundry to Stay? (by LisaFL [FL]) Aug 8, 2022 9:28 AM
       Laundry to Stay? (by Ray-N-Pa [PA]) Aug 8, 2022 9:36 AM
       Laundry to Stay? (by GKARL [PA]) Aug 8, 2022 10:55 AM

Laundry to Stay? (by Duplexer [IL]) Posted on: Aug 6, 2022 8:15 PM

Here's the question.

Its a triplex. The upstairs has laundry hookups and man they use them. Tenants there have been there about 3 years now.

Electric is split for all units and they each pay their own electric bills.

Water could not be split in the building, so I pay the water bill for everyone.

The two small apartments on ground floor are a studio, and a 1 BR. Both do not have laundry hookups, though there are laundromats a few blocks away.

Now I've never really had anyone stay in the 1 BR apartment for more than 2 years, but I know other landlords in town who have people bolting just as often..... and it seems a lot of people have musical chairs with apartments. Its just the nature of the game.


There is a small utility room in the back of this building, with its own door. I've been using it for storage. The water heater and other building maintenance stuff is back there also.

Would it be worth the hassle and work of changing everything around, so that the 1 BR could have the option of buying their own washer/dryer, and putting it in there? They could be the only ones with access and given the combination to the door.

Again I have to pay the water bill. But I could run the dryer plug to the 1 BR apartment electrical panel so they're paying their dryer bill as they use it.

Is having laundry 'on site' that big of a deal, in keeping renters longer? Or is it just giving yourself additional hassle to deal with, given landromats are already close. Again the tenant would also have access to all the mechanical stuff, and in theory they could leave the door open, stuff could be broken without me knowing but idk.

Its possible I might be able to have some kind of security camera in there.

Thoughts anyone???

Laundry to Stay? (by Richard [MI]) Posted on: Aug 6, 2022 8:29 PM

Laundromat nearby?

Don't waste your time and money. --24.180.xx.xx

Laundry to Stay? (by Allym [NJ]) Posted on: Aug 6, 2022 9:26 PM

Laundry is a big help to keep tenant stability and prevent move outs. No one likes to haul clothes to a laundromat. I put laundry in a four unit basement adjacent to another four unit I owned and it helped prevent moveouts. I have laundry in basement of two buildings and third building the tenant has her own equipment and her sister is upstairs and helps pay for her laundry. Highly recommend it. Your upstairs tenant should keep that one and the extra room there should become a laundry room for the two downstairs units. I kept the costs below the local laundromats.

Laundry to Stay? (by Duplexer [IL]) Posted on: Aug 6, 2022 9:50 PM

I can't share one laundry between the two downstairs tenants its way too much hassle with them fighting over usage, and who pays the electric, who went in and left the door open, who busted the water heater, etc.

And coin operated machines cost a fortune... also I know other landlords in town that had them, and anonymous people broke into them for the coins and busted them up, all tenants knew nothing of course.


Not enough room or means to put 2 laundry rooms down there, its barely big enough for one.

I'd be able to give hookups for one and a single lease contract so if something breaks we know they're the only one with the code. Right now we have a very stable person in studio apartment getting great rent, and they have no problem with no laundry hookups. Though could add one for the 1 BR maybe.

Laundry to Stay? (by Robert,OntarioCanada [ON]) Posted on: Aug 7, 2022 12:43 AM

To lock the laundry room it is simple where install a self closure fire rated than install a commercial storage door lock where every tine the door is closed then a key must used to open door so the door will lock unless something is put in door. If the electric is separated by install high efficiency split heat pumps then the heat and cooling could be separated out as well.

Laundry to Stay? (by Duplexer [IL]) Posted on: Aug 7, 2022 9:50 AM

By 'getting great rent', I mean THEY are getting great rent. We're charging them about $100 under market a month.

But they've been there a long time and don't cause trouble. Its worth it just to have one renter who isn't a headache or bolting in a garbage wake. These turnovers are extremely labor and time consuming

Laundry to Stay? (by Jason [VA]) Posted on: Aug 7, 2022 10:17 AM

Monetize access to the room if pay machines are too costly.

Laundry to Stay? (by Allym [NJ]) Posted on: Aug 7, 2022 12:58 PM

Charge more rent for the key to open the room

Laundry to Stay? (by Doris [OH]) Posted on: Aug 7, 2022 2:13 PM

We have a 4 family ranch style building that has washer/dryer hook ups in each unit. I canít really comment on turnover as people move for so many reasons, but I do feel it helps to get tenants. In the 20 years we have had the building very few tenants did not put in a washer and dryer and many bought new appliances as they did not have before.

Laundry to Stay? (by Robert,OntarioCanada [ON]) Posted on: Aug 8, 2022 9:26 AM

A front load washing machine will use 40 per cent less water along with small amount of hot water as the pre wash and wash than the three rinses are use cold water. Front load washing machines have much faster spin speed where most of the water is extracted so drying time is reduced. In the EU they do not use top load washing machines at all. There are condensing clothes dryers which are expensive which do not require to vent outside. So it is possible to install small front load washing machine in rental unit along with a condensing clothes dryer. In order to cover the costs of providing in suite laundry then those costs have to amortized into the rent as only the most efficient system can be used. To separate out water it is matter of installing a meter in the basement then running up two 3/4" commercial pex piping to rental units then buying meters on amazon. Uponor pex then the one for hot and cold up to the rental unit. Where with pex then a manifold where 1/2" for each faucet and toilet.

Laundry to Stay? (by LisaFL [FL]) Posted on: Aug 8, 2022 9:28 AM

If you want longer term tenants, washer dryer hook-ups are a big plus.

One duplex I bought had none so I added them to both sides. The duplex is in a neighborhood with mostly single family homes and just a few other duplexes.

Once I put the laundry in my tenants asked me to put something in writing that specifically forbids anyone but the residentís of the duplex to do laundry or I would evict them. They literally had their duplex neighbors wanting to come over to their place to do their laundry and asked me to be the bad guy. And there is a laundry mat right around the corner.

If you research what tenants want one of the top items is washer/dryer hookups.

I donít provide the appliances but I do provide the hookups. I also have all utilities separately metered.

Laundry to Stay? (by Ray-N-Pa [PA]) Posted on: Aug 8, 2022 9:36 AM

generally speaking if you have four or five units, a single washer and drier does make sense. I am not all that sure if a triplex will bring in the $80-100 in monthly sales to make it work out.

The second issue is the one where you are going to make the money - why is there so much turn over. Studio apartments are all about a life style. Me - I like to go out on my deck and grill during the summer - maybe sit outside with a good book. Studio living is about minimalism. It could be because they are starting out or their life is in transition. Will laundry services change either condition? It will only make it a tad bit more enjoyable. You are thinking right - but I would focus on retention with incentivizing the behavior you want

Laundry to Stay? (by GKARL [PA]) Posted on: Aug 8, 2022 10:55 AM

I have a coin operated laundry in my rooming house and plan on putting in another in my 7 unit. Rooming house generates about $ 100 a month which covers the water bill. If they're paying, they're far less likely to invite their friends over to wash clothes and if they do, they're paying anyway, so I wouldn't mind.

Subject: RE: Laundry to Stay?
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