If it was my rental property, I would put an old fashioned top loader in there. Our son and his wife moved into a rental this past December that has a front load washer. Previous tenant was an airhead (I met her) who had no clue how to live with A FL washer. Gasket was covered in black mildew spots, gasket drain holes were clogged with dog hair (I showed him that) and it stank. It was nasty.

He spent a lot of time fumigating it and finally got it cleaned up, mildew/mold spots still there, but I don't have to live with it. . He did not want to be complaining to the landlord about it after just moving in. His choice ... I would have been on the phone, myself.

IMO, get a top loader. Everyone knows what to do with them.

Doesn't matter what kind of machine, renters WILL foul it up. My neighbor has a few rental properties. Includes an old-style toploader pair with one of them, and a stacked frontloader set at another (the only way to fit machines there).

The toploader washer was replaced a couple years ago with another toploader. The original and replacement both promptly developed a case of smutz from misuse and carelessness. Current tenants, who have been there for several years, single parent with three teens (and her older son with girlfriend and baby lived for a few months in the included garage apt) ... overload the washer to the point that a sock went over the tub and jammed the pump. The washer needed another repair earlier this summer. Upon returning it, noticed one of the sons was running the dryer for one pair of socks.

I provided specific instructions for the tenants using the frontloader how to dose detergent, leave the door ajar, and run the machine-clean cycle with bleach every month. They don't. Last time I was there to fix a problem with the dryer, found the washer to be stanky. The woman-of-the-house admitted she doesn't run the clean cycle and avoids bleach on anything ... "is that why it smells bad?" Duhhhh. She also had washed towels and left them wet in the washer (with the door closed) while waiting for me to arrive with the dryer part.

Thanks everyone for you helpful replies. I wish I didn't have to supply them but I'm told I need to in this market. I concur front loaders will most likely be a headache for reasons mentioned.

I can buy a Whirlpool WTW5000DW and WED5000DW for $1K plus tax at a big box store. Seems like a lot of money...The washer is HE if that's a plus for water savings?

I have a plain-jane basic Maytag set that is almost 15 years old. We bought them on sale for $600 or so at Home Depot. The sameish models now look to be $900 for both.

Stick with under 1K, as low as you can go, and plain models from Maytag, Whirlpool. Amana can be good, too.

Personally I would find a good used top loader set and put them in.

I use front load LG washers with the least expensive GE dryer that is large enough for the load size of the washer in my apartments. I have an instruction sheet that I laminate and tape to the washer (1 T liquid detergent or 2 T dry detergent, tenant use only, leave door open between loads, etc.) It has worked well.

I strongly believe this has helped with tenant appeal and retention. My recent tenants have been a mix of students, new teachers, waitress, medical interns, nurse. I did have one tenant tell me they selected our apartment over another because we had the washer and dryer. The other apartment had a dishwasher.

Additionally, I will say that I have never had the problems that the above people noted. The only issue I have had is one with a front gasket that is loose because of overstuffing a sleeping bag in it. That is when my care note went onto the washers. Maybe it is our selection of tenants that makes a difference. In 27 years we’ve only done 1 eviction and told 3 tenants that they were not being renewed. We have yet to have a tenant whose housekeeping wasn’t better than my own.

Most of the apartments here seem to have the cheap Amana set that Home Depot sales. I have three kids in their 20’s so we’ve seen a lot. If not they are usually an older top loader.

Try renting w/o the machines first. If it rents, probably will be a tenant with enough money to purchase machines and the intention to stay for a while.

Thanks everyone for the great suggestions! While I'd like to try renting it first w/o but be prepared if needed, someone could bring in a large capacity water user.

Where they don't have to match and they're in a basement, Mainenell's use of a basic dryer with a water saving LG front loader sound perfect! Mainenell, I like your providing your instructions with the machines! Can you message me with them?

Have you compared prices for top loaders vs front loaders? I would weigh that difference against the cost of water. To run my whole household for a month has never exceeded $32 even during holidays with everyone home. Long showers, lawn watering, car washing, laundry, and dishwashing are are included. My normal bill is $23. For tenants I would by a very inexpensive laundry duo and not worry about it.

I agree with buying an older Maytag Dependable Care set. They will just mess it up anyways.

I’ll see what I can for you regarding instruction sheet. I am having no luck in finding the document on my computer. They are printed onto stiff fluorescent colored paper before lamination.

You could upsell. Would you like fries with that? Offer to provide a washer and dryer for an extra $35 or $50/month. We’ve added a washer and dryer to 2 units doing this. Even if they stay only a year, it will be mostly paid for when they leave and you still own the w/d.

We decided to provide the washer and dryer because I wanted control over the water usage. Most tenants in my target group would only purchase water hog sets like the Amana. It also helps with being sure there are Stainless Steel braided hoses and that the ductwork is done correctly.

Well, I after careful consideration we decided on the least expensive Whirlpool top loader impeller washer and a bottom of the line Amana electric dryer. I did not want water hogs nor did I want to police what they put in. I also worried a front loader has the potential for misuse. It will still cost me just under $1K delivered.

I have another unit with my grandmother's vintage dependable Maytag, another unit which I required an HE machine in the lease and a third with a large water hog TL (Section 8). They've all been good, long term tenants so I've been lucky. This vacancy came up after a 10 year run.

Now to find the next round of excellent tenants ;) Thanks everyone your much appreciated help!