W/D inside tenant units
We are renovating a brownstone–putting in 2 apts and an owner’s duplex. We are considering putting W/D units in the apts and would love to get input from longtime landlords on the pros/cons. Thanks very much.
We are renovating a brownstone–putting in 2 apts and an owner’s duplex. We are considering putting W/D units in the apts and would love to get input from longtime landlords on the pros/cons. Thanks very much.
I’ve been a tenant and manager for 25 years in a PS multi-family brownstone w/ W/D in each of 4 units. We’ve had other leaks in the building, but never from the washer/dryer, which have been replaced once each over 25 years. Check and double-check w/ your plumber, contractor, architect, whoever, about the laws regarding venting. I believe there was a change coming into effect this summer regarding vents and *cellar* installations, but otherwise would be *extremely* cautious about no-vent anywhere else (i.e., building code violation). I would absolutely purchase and install the unit(s) myself, and NOT have that done by the tenants. Keep in mind that use of W/D will add to your water bill (therefore, figure that cost into your rent). If I were installing/reinstalling now, I would absolutely budget and include a safety auto-shutoff in case of leaks. Also keep in mind the noise, vibration, use, etc. at “good” and “bad” times (i.e., the tenant’s convenience). Another alternative is a common tenant unit in the cellar, however I favor units in each apartment. There are small single models that both wash and dry–those may be an attractive option in terms of limiting water and load use/abuse, but cannot say from personal experience.
We gut-renovated the rental on the first floor of our house and put in a w/d. It’s a HUGE selling point, and has always enabled us to attract high-quality tenants in a matter of a day or two. We bought a Kenmore stacked w/d, which was affordable and highly rated at the time.
I agree with the previous poster–if you’re doing all new plumbing and electrical, you shouldn’t have to worry about backups.
In our part of the house, we had our plumber install a special shutoff valve on our w/d to make sure we’d never have a leak–which would ruin our dining room below.
I’ve done similar however only provided the hookup. You should rough out (including 220v outlet) for Miele, Bosch or Asko type units that do not require venting to the outside and insist that tenants install only that type. This will lessen mold issues.
Also if you can, create a w/d closet and install a washing machine tray on the floor which is connected to a drain. This will help avoid leaks.
Finally if your budget allows, you can install solenoid type valves on the hot and cold water supplies which will cut the water off in case of a hose failure.
Pros are obvious as tenants love w/d’s.
Ok, not a landlord, but you know, a former owner in a coop. Coops and condos – even in brownstones – have them all the time in gut renovations. If you are doing it right – updating plumbing and electrical, and put it in a closet that is lined to catch leaks, it’ll be fine. It is fine in all those condos and coops in brownstones. Ask em.
Landlords in non-renovated apartments will tell you all the stories about leaks and suds backing up in apartment sinks below – but that’s in the unreonvated ones. The ones properly installed in properly renovated apartments are fine. And will make your apartments more valuable. We need to bring Brooklyn housing stock into the mid-20th century. Just install it all properly.