Overloaded, smoking washing machine

[McLovin]

I have cameras in my laundry rooms.

One of my tenants overloaded (that’s an understatement) one of my washers. The amount of things she put in there would be comical (if it weren’t my machine). Watching her load up that thing was shocking. A full set of bed sheets. A thick blanket. A bunch of beach sized towels. Other clothes. At least 3 full loads at once. I couldn’t believe it would fit!

Then, she pulled out an another basket full of regular clothes. No way, I thought, she’s just going to do those next. Nope, she somehow stuffed those in too. It was like the clown car of washing machines.

Anyways, not surprisingly at the end of the cycle the machine was John Travolta Saturday Night Fevering all over the laundry room. Then smoking some.

It seemed to finish the cycle, and she unplugged it (because of the smoke), I can tell the cord was hot.

I can’t get anyone out there til Monday. If the machine cools down and still works, is it likely ok?

[masraum]

Especially since this is a rental with a mental giant, I'm going to vote "no". I've had some electrical stuff smell funny and maybe even smoke a little during hard use (using a drill to stir thick fluids or drill holes using a large hole saw). I still have the drill and it works. But then it only runs when it's in my hand and if there's an issue, it's easy to "fix".

My concern with the washer would be wires that had heated and now have brittle and/or somewhat melted insulation. To me that sounds like a dangerous situation for the tenant and building and therefore you.

I'd very grumpily replace it after having a very serious (likely ineffectual) conversation with the genius that caused the issue.

I've got to assume this is like an apt with shared/public style laundry room for you to have cameras.

[john70t]

It may be just the belt, which would be an easy fix.
Check motor wiring ends for burns and perhaps check/lower the breaker rating? It should have tripped...

Put up a note and send her the bill. After buying deluxe brand new machines I found blue sand a couple times and was pissed. And all the tenants were good.

I liked this company. Videos and most parts in stock: https://www.appliancepartspros.com/

[pwd72s]

Some years ago, I mentioned buying a bank CD @ 2% to a friend...he (into real estate) said I should have bought a rental property instead. I replied that I'd been there-done-that with one rental house and that I'd rather be eaten by a goat and crapped over a cliff than be a landlord again.

My thoughts on that subject are still the same. I really feel for those doing the "mom and pop" landlord thing these days. Especially those living in a state that has imposed rent controls and onerous "tenants rights" laws like having to pay tenants if you want to evict them.

Actually, nobody "owns" property. Thinking about it, the government knows what you have, where it is, and decides how much to charge you for the use of it while regulating that use.

[Bugsinrugs]

If the cord got hot I’m thinking it may be more than the belt. Motor might be toast. I had a tenant call me to say his electric dryer wasn’t working. I picked up a used dryer and headed over. When I got there it was apparent that the male end of the dryer cord was fried. Had to replace the 220 outlet which was a three wire. All places only sold 4 wire. A simple job turned into a three hour run around until I found the outlet. Landlording 101.

[john70t]

Originally Posted by Bugsinrugs

If the cord got hot I’m thinking it may be more than the belt. Motor might be toast.

Good point. Those wires are beefy.

[Zeke]

Lease? Does it mention anything about laundry? You might look over your current contracts. If you can do it, ban her. You have the evidence.

But, OTOH, this is a rental. She can do more harm to your unit than what a small laundromat would cost. Maybe take the high road on this one.

The clothes didn't get clean anyway. What was she trying to gain? Are these coin machines? Also, are they commercial rated? If not, I'd eat the cost here and get a Speed Queen.

[McLovin]

Originally Posted by pwd72s

Some years ago, I mentioned buying a bank CD @ 2% to a friend...he (into real estate) said I should have bought a rental property instead. I replied that I'd been there-done-that with one rental house and that I'd rather be eaten by a goat and crapped over a cliff than be a landlord again.

My thoughts on that subject are still the same. I really feel for those doing the "mom and pop" landlord thing these days. Especially those living in a state that has imposed rent controls and onerous "tenants rights" laws like having to pay tenants if you want to evict them.

Actually, nobody "owns" property. Thinking about it, the government knows what you have, where it is, and decides how much to charge you for the use of it while regulating that use.

100% agree.

It’s never been something that most would want to do. But it’s only getting worse. As you note, the govt is slowly stealing ownership away and transferring it to the state and tenants, bit by bit. “Owning” something means you own a “bundle of rights.” Slowly sticks from that bundle are getting taken away, one by one.

Yes, these are commercial, coin operated Speed Queens in a common area laundry room in a multi unit apartment building.

[McLovin]

What they do is stuff the machine full, then run the water so it all gets wet, which compresses the clothes and allows them to stuff even more in.

It’s truly incredible. She was literally stuffing things in the machine for 2 1/2 minutes straight.

[unclebilly]

2 things…

1. Why isn’t a breaker tripping before the wires get hot? You might consider downsizing the breaker to protect your equipment, building, tenants. If it trips because of being overloaded, oh well.

2. You might consider changing the cost of a load of laundry. If you crank it up, maybe she will go wreck someone else’s equipment. If you lower it, or make it free but put in breakers that will trip if overloaded, you may be better off because you may get more load cycles ($) for the same laundry throughput and not be faced with equipment repairs.

The key is that the breaker box can’t be accessible to the tenants.

[masraum]

Originally Posted by McLovin

What they do is stuff the machine full, then run the water so it all gets wet, which compresses the clothes and allows them to stuff even more in.

It’s truly incredible. She was literally stuffing things in the machine for 2 1/2 minutes straight.

Wow! The insanity. I would have never considered that. Folks are genius!

[McLovin]

Originally Posted by unclebilly

2 things…

1. Why isn’t a breaker tripping before the wires get hot? You might consider downsizing the breaker to protect your equipment, building, tenants. If it trips because of being overloaded, oh well.

2. You might consider changing the cost of a load of laundry. If you crank it up, maybe she will go wreck someone else’s equipment. If you lower it, or make it free but put in breakers that will trip if overloaded, you may be better off because you may get more load cycles ($) for the same laundry throughput and not be faced with equipment repairs.

The key is that the breaker box can’t be accessible to the tenants.

I went and checked it out.

The outlet is on a 20 amp circuit, so it’s more than the typical 15 amp.

I plugged a circuit box with a 15 amp overload protection on it, and plugged the washer and dryer into that. So now there’s 2 breakers on it, including a 15 amp.

The washer itself seems ok. I think the belt got a bit hot. I ran it and it seemed fine, the cord, plug and outlet seemed normal.

(While I was there I also checked the lint filter, as you expect one could make a sweater out of the lint that was in there.)

[Bugsinrugs]

I have notes above the washer/ dryer with instructions on dos and don’ts. That’s assuming they read the notes.

[McLovin]

Originally Posted by Bugsinrugs

I have notes above the washer/ dryer with instructions on dos and don’ts. That’s assuming they read the notes.

I do too.

I’ve thought about raising the price, but I don’t know if that will make the problem better or worse.

[Por_sha911]

Can you put up a sign that says please don't overload the machine. Damages caused by overloading will be charged to the tenant...

Also, if the tenant does it again, shut ALL the machines down and put a sign saying someone has damaged one of the machines and we want to check them out before putting them back in service. Then, drag your feet for a week or two. When folks complain, explain who the guilty party is.

[Zeke]

Originally Posted by Bugsinrugs

I have notes above the washer/ dryer with instructions on dos and don’ts. That’s assuming they read the notes.

That's assuming they understand the notes. When you have a society where the majority can't change a flat tire or dry their socks in a toaster oven, you're asking a lot to get them to use a washing machine properly.

[McLovin]

Yes, that’s almost verbatim what my signs say.

And, yes, many read “don’t overload,” but don’t understand that 200 lbs of laundry is overloading.

[Jeff Hail]

Originally Posted by Por_sha911

Then, drag your feet for a week or two. When folks complain, explain who the guilty party is.

The cats paw is a good idea.

[Bugsinrugs]

If I want to raise the price for washing and drying I need to change the whole machine. Maybe the coin box can be switched to another but I know it’s pricey.

[Zeke]

Is there a vendor that supplies machines, does the maintenance and splits the take with you? I mean you are paying for the water and electricity. Or does that result in a small loss?