Should You Put a Washer/Dryer in a Flip or Rental?

TLDR
Ross says he has never supplied a washer and dryer in one of his flips or rentals. He still leaves one property-specific question open: is the laundry area among the first three things the buyer must see? Even then, he would probably guide buyers through a stronger entry instead.

Table of Contents

The Default Answer Is No

A community member asked me if it was worth installing a new washer and dryer in a flip where they had added a mudroom on the rear entry. A real estate agent who knew the area had suggested it.

The agent knows the local market better than I do. But I know there has not been a single time I have put a washer and dryer in one of my properties. I could think of only one possible exception, and even there my answer was still probably no.

This was Ross’s answer to one investor’s question, not a universal appliance rule. His reasoning was that people often put more money into renovations than the sale requires. That is different from cutting corners.

The default answer on washer/dryer is no. Save the money. Put it somewhere the buyer actually notices.

The Big Three

Ross believes buyers form their decision quickly as they approach the property and enter the house.

That is why he focuses on the big three: the first three things a buyer sees after parking at that specific property. curb appeal is part of that approach, but the second and third views depend on the actual entry and layout.

Those early views create the filter through which the buyer sees the rest of the house.

In my scope of work there is a line item called “cutesy the front.” Its purpose is to put attention on that first filter. The source does not prescribe a fixed list of items or a budget for it.

Key Concept
Identify the first three things buyers will actually see at this property. Give those views more attention before spending on an optional appliance deeper in the house.

Start with the big three before spending on an item deeper in the house.

The Shower Tub Analogy

Same logic applies inside the house. I use the bathroom example all the time.

Ross uses bathroom finish as an example. His default in this answer was a shower or tub insert. If that bathroom was one of the first three views, such as a bathroom right inside the front door, he would consider full tile instead.

The washer and dryer sit in the same logic. Their position in this property’s walkthrough matters more than a universal appliance rule.

Common Mistake
Do not treat every room as equal. This is a sales decision, so first ask what the buyer sees when approaching and entering this house.

The One Exception I Can Imagine

The only scenario I could picture where I might install a washer and dryer is if the laundry was the first thing visible through the front door, or buyers had to walk through that room to enter the house.

Even then I would probably not do it.

The better move may be to change the approach. If the front door gives a stronger first view, put the lockbox there and direct showings to that entrance.

Ross left the question open for the investor: if the mudroom truly is the required entry, perhaps this is the rare exception. He still wanted to see the actual layout before saying yes.

How to Direct Where a Buyer Walks

Two levers:

One. The lockbox location. Put the lockbox at the entry you want the buyer’s agent to use.

Two. The listing agent’s notes. The real estate agent can tell showing agents which street or entry to use.

Pro Tip
Walk the route your lockbox and showing notes create. The first three things on that route are the property’s big three.

FAQ

When would a seller’s agent push hard for the washer and dryer?

The agent in the source suggested the appliances for this specific flip. Ross still disagreed based on his experience and the room’s position in the walkthrough; the source does not establish a higher-end-market exception.

Does this apply to refrigerators and ranges?

This source answers the washer-and-dryer question. It does not provide universal rules for ranges or refrigerators.

What if the mudroom is actually visible from the entry?

Ross’s source suggests using the lockbox and showing instructions to guide buyers through the stronger entry when that is practical. It does not claim changing the path is literally cost-free in every property.

I am new and do not know what the big three are for my house. How do I figure it out?

Walk the finished property from the buyer’s actual entry and notice what shapes the first impression. Use that observation to decide where presentation dollars matter most.