For most Richmond single-family rentals that already have functional laundry hookups, PMI James River generally recommends supplying a washer and dryer. In-unit laundry is one of the practical features many renters actively look for, and a home without it can lose prospects before they ever schedule a showing. The owner may never hear “I passed because there was no washer and dryer.” The cost can simply show up as a smaller prospect pool and more vacancy.
That recommendation still comes with a real operating obligation. The washer and dryer should be considered part of the property’s rental marketing position, while the purchase and installation decision belongs inside the home’s broader rent-ready plan.
PMI James River’s usual recommendation is straightforward: provide the amenity, but keep the equipment simple. For a long-term rental, we generally favor new, basic, dependable machines over used equipment or premium models loaded with smart features.
Key Takeaways
- For most Richmond single-family rentals with functional hookups, PMI James River generally recommends providing a washer and dryer.
- In-unit laundry can create value through stronger demand and lower vacancy exposure even when it does not produce a clean monthly rent premium.
- A cheap used washer and dryer can become expensive quickly if one fails soon after installation.
- PMI James River generally favors new, basic, dependable machines rather than premium or smart-feature-heavy models.
- The real purchase decision includes delivery, installation, hoses, cords, venting, haul-away, future repairs, and eventual replacement.
- Once the landlord supplies the appliances, current Virginia law creates an ongoing maintenance obligation.
In-Unit Laundry Can Be a Vacancy Decision
Owners often ask whether a washer and dryer will increase the rent. Sometimes it may. But that is only one way the equipment can create value.
A Zillow analysis of nearly 5.6 million rental listings, including apartments and single-family houses, identified off-street parking and in-unit laundry as the two most in-demand rental features in the study. Listings mentioning in-unit laundry received 76% more saves and 92% more shares per day than similar listings.
Those numbers do not mean adding a washer and dryer will reduce a Richmond property’s vacancy by a specific number of days. Saves and shares are measures of renter interest, not executed leases. They do show that laundry equipment can materially affect whether renters engage with a listing in the first place.
A separate 2026 Apartments.com renter survey found that 64% of respondents considered in-unit laundry a necessity. Off-street parking or a garage was another leading practical amenity.
That matches how PMI James River thinks about these features in Richmond. Prospects compare available homes directly. If two rentals are reasonably close in rent, location, condition, and layout, the home with a washer and dryer has removed one more reason for the prospect to choose the other property.
This is why PMI James River separates a feature’s rent premium from its demand and vacancy value. Our guide to which Richmond rental features pay off looks at both sides of that equation.
An amenity does not need to add a neat amount to the monthly rent to be worthwhile. If it keeps the property in consideration for more qualified prospects and helps avoid unnecessary vacancy, that can be the more important return.
Buy New, Basic, and Dependable
A secondhand washer and dryer can look remarkably cheap. An owner may find a serviceable-looking set on Facebook Marketplace for a fraction of the cost of new equipment. That makes it tempting to solve the amenity question as cheaply as possible.
PMI James River generally recommends a different approach for a long-term rental: buy new, buy basic, and buy for reliability.
The problem with an inexpensive used appliance is not the purchase price. It is the uncertainty that comes with it. If the washer fails shortly after move-in, the owner may quickly move from one inexpensive purchase to a diagnostic visit, repair decision, replacement purchase, another delivery, another installation, and removal of the failed machine.
The resident is also dealing with an appliance that was represented as part of the rental and stopped working shortly after occupancy. A small upfront saving can turn into several separate costs and an avoidable service problem.
PMI James River also generally sees little reason to buy premium laundry equipment for a normal long-term rental. Wi-Fi connections, app controls, elaborate touchscreens, and other smart features may be attractive in a showroom, but they add complexity without necessarily making the property materially easier to lease.
The 2026 Apartments.com survey illustrates the difference. While 64% of respondents considered in-unit laundry a necessity, only 10% considered smart home appliances a necessity. The useful feature is the ability to wash and dry clothes inside the home. The rental does not normally need a washer that sends notifications to a phone.
A simple white washer and dryer that are dependable, serviceable, and appropriately sized for the space can do the job perfectly well.
Count the Real Cost, Including the Maintenance Obligation
The appliance price displayed online or on the showroom floor is not the full investment.
Before approving a washer and dryer purchase, PMI James River recommends looking at the total ready-to-use cost:
- washer and dryer purchase price
- delivery
- installation
- water hoses and drain connections
- dryer cord or gas connection, as applicable
- dryer venting parts or corrections
- haul-away of old equipment
- any electrical, plumbing, or connection work needed for proper installation
- expected repair and replacement path
This is the same reason PMI James River’s rent-ready standards focus on finished, reliable function rather than simply whether an appliance is physically present. Equipment that is supplied with the home should be ready for normal use.
There is also a legal consequence to supplying the machines. Under Virginia Code § 55.1-1220, a landlord must maintain in good and safe working order the facilities and appliances supplied or required to be supplied by the landlord.
That makes reliability part of the original buying decision. Once a washer and dryer are included with the rental, the owner should expect that a legitimate equipment failure may require diagnosis, repair, or replacement during an occupied lease.
The practical response is not to avoid a desirable amenity. It is to choose equipment that is simple to service, start with a dependable unit, document its condition, and have a workable repair and replacement path. PMI James River can coordinate those issues through its property maintenance process.
Frequently Asked Questions
Should Every Richmond Rental Include a Washer and Dryer?
No universal rule fits every property, but PMI James River generally recommends supplying them in single-family rentals that already have appropriate hookups unless there is a specific reason not to.
Across Richmond City, Henrico, Chesterfield, and Hanover, the decision should still be checked against the actual competing rentals a prospect can choose. If comparable homes commonly provide in-unit laundry, hookups only can put the property at a disadvantage.
Does a Washer and Dryer Automatically Increase the Rent?
No. The value may appear as stronger demand or lower vacancy rather than a specific monthly premium. The property still needs to be priced against the complete competitive set. PMI James River’s approach to Richmond rental pricing considers condition, amenities, terms, competition, and timing together.
What About Providing Hookups Only?
Hookups only can still make sense when the competitive set supports it, installation would require disproportionate work, or there is another property-specific reason not to supply the machines. For a typical Richmond single-family rental with functional hookups, however, PMI James River would generally favor providing the washer and dryer rather than removing a feature many renters actively want.
Should a Landlord Buy a Used Washer and Dryer?
An owner can certainly buy used equipment, and the upfront price can be attractive. PMI James River generally prefers new equipment for a managed rental because an early breakdown can erase the savings quickly once diagnosis, repair, replacement, delivery, installation, and haul-away are considered.
Are Smart Washer and Dryer Features Worth Paying For?
Usually not for a standard long-term rental. PMI James River generally favors basic controls and dependable operation. The core leasing benefit is having functional in-unit laundry, not giving the machines additional electronic features.
For most Richmond single-family rentals with working laundry hookups, a washer and dryer are one of the more practical amenities an owner can provide. The equipment does not need to be fancy. It needs to work, remain reasonably serviceable, and be purchased with the full installed and ownership cost in mind.
That approach keeps the leasing benefit while managing the maintenance responsibility that comes with it.
