Customizing Multi-Housing Laundry Rooms for Maximum Impact

When you’ve been in the laundry business for over 100 years, you learn a thing or two about what makes a shared laundry room work. At Coin-O-Matic, we’ve helped generations of property owners across the Midwest, from small landlords to large-scale developers, create laundry rooms that not only meet but also exceed tenant expectations. 

A thoughtfully customized multi-housing laundry room isn’t just about washers and dryers; it’s about making everyday life easier for your residents, adding value to your property, and setting your community apart. With deep roots in the region and a commitment to quality service that runs through everything we do, we’re here to help you build a laundry room that’s efficient, dependable, and built to last.

In this guide, you’ll get access to our team’s expert tips on layout, equipment selection, ADA accessibility, sustainability, and revenue-sharing programs. As always, our advice is tailored to our customers throughout Illinois, Indiana, Wisconsin, Michigan, and the Midwest.

Why Customize Your Multi-Housing Laundry Room?

Multi-housing laundry rooms are more than just a convenience – they’re a strategic amenity that can boost tenant satisfaction and property income. A well-designed laundry room in an apartment building or condo complex improves residents’ quality of life and can even become a selling point for your property. 

When you truly customize the layout, such as your selection of available multi-housing laundry equipment, and other features of your laundry facility, you ensure it meets the unique needs of your building’s tenants. Whether you’re running a small 10-unit apartment in suburban Indiana or a large high-rise in downtown Chicago, keeping your tenants as your top priority will pay off.

When it comes to designing the perfect shared laundry room in a multi-housing property, customization is key to staying competitive. Coin-O-Matic has been helping multi-housing facilities throughout our service areas in Illinois, Indiana, Wisconsin, and Michigan design functional and profitable laundry rooms for decades. Our team’s local expertise means knowing regional regulations, utility costs, and resident preferences, ensuring your laundry room is optimized for your market. In the sections below, we’ll explore how to customize every aspect of a multi-housing laundry room, from floor plan and equipment to payment systems and even revenue sharing models, to benefit both property owners and residents.

Optimizing Laundry Room Layout and Design

Location and space planning 

Begin by selecting the right location and size for your communal laundry area. Your laundry room should be easily accessible for all of your residents. Typically, that means it’s centrally located in the building or on the first floor. A first-floor laundry room also minimizes potential water damage from leaks. Ensure the space is well-lit and ventilated for safety and comfort. If you manage a complex with multiple buildings or floors, consider having more than one smaller laundry room (for example, one per building or floor group) so residents don’t have to haul laundry long distances.

When determining room size, you’ll need to consider both the laundry equipment you intend to provide and those extra amenities that your tenants will really appreciate. Typically, the Coin-O-Matic team recommends allowing about 25 square feet per machine to accommodate both the washer and dryer, ensuring adequate clearance. This space, allocated per machine, includes room for users to load and unload, as well as for service access. Additionally, plan for any extra features you’ll include, such as seating, folding tables, or a utility sink. For example, you might dedicate a corner for a folding station or allocate wall space for a supply vending machine. As a rule of thumb, a small property (up to ~20 units) might require at least 100–150 sq. ft. of laundry room space, mid-sized properties (20–50 units) about 150–250 sq. ft., and larger buildings even more. Sufficient space prevents crowding and allows multiple people to use the facility comfortably at the same time.

Layout best practices

Think through the workflow of the room. Ideally, washers and dryers should be arranged to minimize the need for unnecessary walking back and forth. For instance, position dryer units directly opposite or next to washers so that transferring clothes is easy. Leave wide walkways between rows of machines so residents can carry laundry baskets without obstruction. Ensure that no doors (washer, dryer, or room doors) will bang into each other when open. If space is tight, consider stacked washer/dryer units, which give you double the capacity in the footprint of one machine. Modern commercial stack units use the same hookups as single machines but save valuable floor space – a big benefit in dense urban buildings where space is at a premium. Just be sure to still provide enough clearance and an ergonomic setup. For example, you’ll always want to mount stacked units at a reachable height for all users.

Amenities and comfort 

Remember that a communal laundry room is an extension of your tenants’ homes. Adding some simple amenities can make the space more welcoming and functional, encouraging residents to actually use the facility (and use it properly). Here are a few popular additions for multi-housing laundry rooms:

• Folding and sorting areas: Provide a folding table or counter where residents can sort and fold clothes after washing. This prevents people from hogging machines while folding on top of them, and keeps laundry off the floor.
  

• Utility sink: A deep sink is useful for hand-washing delicate items or treating stains, just like in a single-family home laundry room. This is an often-requested feature, especially by renters who otherwise have no convenient place for hand laundry.
  

• Seating and decor: If space permits, consider including a bench or a couple of chairs to allow residents to wait comfortably during cycles. Natural light or even some artwork and plants can make the room more pleasant and “homey”. A clean, attractive laundry room reflects well on the entire property, showing that you care about the tenant experience.
  

• Vending and entertainment: Consider installing a soap vending machine for detergent and fabric softener sales, and maybe a snack or drink machine if appropriate. A community bulletin board or even a wall-mounted TV can also enrich the space. Free Wi-Fi access is another perk that allows residents to work or enjoy entertainment while they wait. These extras keep people engaged and can foster a sense of community. Your residents might chat or, at the very least, feel more positive about doing laundry on-site rather than having to go outside the building.
  
  

Finally, cleanliness and maintenance are critical parts of layout and design. Choose durable, easy-to-clean flooring (like epoxy or tile) and paint that can handle humidity. Provide trash cans for lint and garbage, and maybe a shelf or rack for people to leave behind finished books or unwanted clothes (some apartment laundry rooms have a little “free exchange” shelf, which helps build community). Keep a maintenance schedule visible so residents know that machines are regularly serviced and the facility is kept clean. Seeing that the laundry room is well-maintained will reassure tenants and impress prospective renters. All these design touches contribute to a safer, more enjoyable laundry room that gets used frequently (meaning more revenue if machines are vended or coin-operated).

Ensuring Accessibility and ADA Compliance

An often-overlooked aspect of laundry room design is making it accessible to all residents, including seniors and individuals with disabilities. Renters who are elderly or have mobility challenges will greatly appreciate a laundry facility that caters to their specific needs. Plus, integrating accessibility features can expand your pool of potential renters and demonstrate compliance with ADA (Americans with Disabilities Act) standards where applicable. Here are key accessibility considerations when customizing a multi-housing laundry room:

• ADA-compliant machines: Include at least a couple of front-load washers and dryers that are ADA-compliant. Front-loading machines are generally easier for wheelchair users or those who have difficulty reaching down into a deep top-loader. Many commercial laundry equipment brands offer ADA-compliant models with controls at reachable heights and doors that are easy to open. Making a few machines wheelchair-accessible ensures no resident is left out.
  

• Room access: Ensure the laundry room entrance is wide enough (at least 32 inches clear width) to accommodate wheelchairs and walkers. If the laundry room is not on the ground floor, provide an elevator or ramp access – lugging laundry up stairs is hard enough for a non-disabled person, let alone someone with mobility impairments. Automatic door openers can also be helpful.
  

• Internal layout for mobility: Design generous aisle space between machines to allow a wheelchair to maneuver easily. A good rule of thumb is to maintain at least 36 inches of clearance in front of each machine and between rows. Also, mounting folding tables or soap dispensers at accessible heights (34-38 inches from the floor) will make them usable for all. Installing some lowered folding stations or rolling laundry carts can assist those who have trouble carrying loads.
  

• Visibility and signage: Use high-contrast, large-print labels on machines and consider Braille signage for room numbers or instructions to assist visually impaired residents. Adequate lighting is not only a comfort feature but a safety and accessibility necessity. Make sure all areas of the laundry room are well-lit, with no dark corners.
  
  

In addition to ADA considerations, think about general safety and security for your laundry room. Restrict access to residents only. Use a key or electronic keycard to enter the laundry room. This keeps strangers out and helps prevent vandalism or misuse of the facilities. Installing a security camera in the laundry room or adjacent hallway can further deter theft or inappropriate behavior. By designing with accessibility and safety in mind, you create a welcoming space for all tenants and protect the value of your industrial laundry equipment. These steps not only fulfill social and legal responsibilities but also enhance your property’s reputation as a caring, well-managed community.

Selecting the Right Laundry Equipment

Choosing quality equipment is at the heart of customizing a multi-housing laundry room. The machines you install will directly impact user satisfaction, utility costs, and maintenance needs. When selecting commercial laundry equipment for apartments or condos, keep these factors in mind: durability, efficiency, capacity, and vend features.

Commercial-grade quality 

Multi-housing laundry machines must withstand heavy usage. Invest in reputable, trusted brands known for their commercial-grade washers and dryers. For example, Coin-O-Matic carries industry-leading brands like Speed Queen and Maytag. These industry-leading brands have been making reliable commercial laundry equipment for decades. These machines are built with sturdy materials (often stainless steel) and simpler designs that reduce wear and tear. 

Commercial models may cost more upfront than residential washers, but they tend to last longer and break down less frequently, ultimately saving money in the long run. In short, high-quality machines result in less downtime and increased profit.

Top-load vs. front-load

One customization decision is whether to use top-loading or front-loading washers (or a mix of both). 

Top-load washers can be easier to load for individuals who prefer not to bend down, and some models offer faster cycle times and larger capacities per load. They also traditionally cost a bit less up front. 

However, front-load washers are known for superior cleaning performance and significantly better water and energy efficiency. Front-loaders use less water per cycle and extract more water during the spin, leading to shorter drying times (which saves energy). They are also gentler on clothes. From an accessibility standpoint, front-loaders are essential (as mentioned earlier) for wheelchair users. 

Expert tip: In a multi-housing laundry room, it often makes sense to install primarily front-load washers for efficiency, but include a couple of top-load machines if you have residents who strongly prefer them. This offers choice and can accommodate all user preferences.

Capacity and machine mix

Tailor the machine capacities to your tenant demographics. If your property accommodates large families or multiple roommates, having a few large-capacity washers and dryers (for accommodating big bedding or bulk loads) is a smart move. Conversely, in a senior living apartment, smaller machines might suffice, but ease of use is paramount. 

A good rule of thumb for quantity is to provide roughly one washer/dryer pair per 6-8 units in garden-style apartments and one pair per 15-20 units in high-rise buildings. This helps avoid bottlenecks where tenants are waiting for machines to become available. 

If you’re unsure about the right number or mix of machines, contact our team for customized recommendations. It’s usually better to have one extra machine than not enough – it reduces wait times and also reduces wear by distributing usage across more units.

Space-saving equipment options

In addition to stacked washer-dryers, as mentioned earlier, there are other equipment choices to optimize space and utility. Stackable washer/dryer combos (where a washer and dryer are a single stacked unit) are common for smaller laundry rooms. If you have gas hookups, consider stacked tumble dryers (two dryers in one vertical unit) to double your drying capacity for each gas line. These are great when drying tends to be a bottleneck. 

Coin-O-Matic’s product range, for instance, includes 30lb and 45lb stack tumble dryers that provide double the capacity while using only half the floor space, illustrating the efficiency of modern space-saving models. 

By customizing equipment selection to your space and tenant needs, you’ll create a laundry room that is both efficient for you to operate and convenient for residents to use.

Embracing Energy Efficiency and Sustainability

In 2025, sustainability isn’t just a buzzword. It’s a practical consideration when designing a laundry room that will save money and appeal to eco-conscious renters. Laundry facilities consume significant quantities of water and electricity, so choosing energy-efficient equipment and setups can greatly reduce utility costs for property owners and minimize the building's environmental footprint. Modern commercial laundry machines are more energy-efficient than ever before. 

Here’s how you can optimize for efficiency and sustainability:

High-efficiency washers 

Look for ENERGY STAR®-rated commercial washers, which use dramatically less water and energy per load. For example, ENERGY STAR-certified commercial clothes washers are about 9% more energy-efficient and use 45% less water than standard models. This water savings not only lowers your water bill but also means less energy is needed for water heating. 

Front-load washers generally meet these criteria by design (using gravity to tumble clothes through a smaller volume of water), whereas older top-loaders fill the entire drum. 

Upgrading from an older machine to a new high-efficiency model can yield substantial savings. Over a fleet of machines, those savings quickly add up and boost your net operating income.

Efficient dryers 

Don’t overlook the dryers; they can consume a lot of energy. Moisture sensors and higher spin speeds on washers can cut the drying time needed. New dryer models feature improved insulation and airflow, resulting in lower gas or electricity consumption per load. Consider stack dryers to take advantage of a single heat source for two drums. 

Additionally, regular maintenance, such as cleaning lint traps and ducts, will keep dryers running at peak efficiency and prevent safety hazards.

Shorter cycle times

The latest equipment often features optimized cycle programs that get laundry done faster without compromising cleaning quality. Shorter wash and dry times mean machines consume less energy per cycle and are free up for the next user sooner. This also improves resident satisfaction because nobody likes waiting for a slow machine. 

Investing in smart technology (like programmable controls) lets you fine-tune cycles for the best balance of speed and effectiveness, and sometimes even update settings remotely as needs change.

Eco-friendly incentives

A sustainable laundry room can be a marketing point. You might display signage about using cold water cycles (to save energy on water heating) or highlight that your machines are high-efficiency models. Some properties even offer discounts during off-peak hours to spread out energy usage. Additionally, using green cleaning products in vending machines or providing recycling bins for detergent bottles can underscore your commitment to an eco-friendly facility.

Cost Savings

Sustainability features often overlap with cost-saving benefits. Coin-O-Matic focuses on installing energy-efficient, state-of-the-art washers and dryers in every customized laundry room project. 

By reducing utility consumption, you not only cut costs (which can be shared or passed on in laundry fees) but also potentially qualify for any local energy-efficiency rebates. 

Plus, an energy-efficient laundry room appeals to today’s renters, who are increasingly environmentally conscious and appreciate businesses that prioritize eco-friendly practices. It’s truly a win-win for your property’s bottom line and the planet.

Flexible Payment Systems and Laundry Technology

The days of scrounging for quarters on laundry day are fading. One major way to customize a multi-housing laundry room is by implementing modern payment systems and technologies that make doing laundry more convenient for residents and easier to manage for owners. Coin-O-Matic and other providers offer a range of payment solutions beyond the traditional coin-operated machine, and choosing the right one (or a mix) can significantly enhance your laundry room’s appeal. Here’s what to consider:

Coin, card, or app?

Traditional coin-operated washers and dryers remain a common sight. Many of Coin-O-Matic’s installed machines in the Midwest are still cash/coin-operated, as “cash is king” for some residents. 

Coins (usually quarters) are straightforward and don’t rely on internet connections or cards. However, the convenience of cashless options has led to a big shift toward card and mobile payments in laundry. Only about 11% of consumers prefer to use cash for purchases these days, and laundry usage reflects this trend. To cater to all preferences, it’s wise to adopt flexible payment options. 

For example, you can have machines that accept quarters and have a card reader, or install a value-added kiosk where residents can load a smart laundry card or mobile app wallet. 

Modern vending technologies enable a single machine to accept coins, credit/debit cards, and even contactless smartphone payments, such as Apple Pay or Android Pay. By allowing multiple payment methods, you ensure that no one is left behind – tech-savvy tenants can pay digitally, while those who are accustomed to coins can still insert their quarters. Plus, going partially or fully cashless reduces the hassle of coin collection and can improve security (fewer coins on-site means less temptation for theft).

Smartphone apps and remote monitoring:

One of the latest innovations is smartphone app-based laundry systems. These apps allow residents to pay via their phone, but often do much more – users can check machine availability, receive notifications when their cycle is complete, and sometimes even remotely start machines or view machine status in real-time. 

For property owners and managers, app-based systems can provide cloud-based monitoring of machine usage, revenues, and maintenance alerts. Imagine receiving an alert when a machine is down or when coin boxes are full, allowing you to proactively service the room. 

Such smart laundry technology adds convenience and transparency. Coin-O-Matic offers integrations, such as the SpyderWash credit card system, which enables machines to accept a variety of payment forms and provides owners with digital oversight of their laundry room income. The result is a smoother laundry experience for residents (no more lost coins or uncertainty if a machine is free) and a more efficient operation for you.

Vended vs. free usage models:

Payment systems also tie into whether you charge for laundry use or include it “free” as an amenity. Some high-end rental communities choose to provide free or non-vended, homestyle laundry facilities (no coin or card needed) as a perk, baking the cost into rent. 

However, most multi-housing properties prefer vended laundry. Residents pay per load, which helps offset expenses and often generates a profit. If you choose a vended model, work with your laundry services provider on setting the vend price (the cost per wash or dry cycle). Coin-O-Matic typically agrees on vend prices with property owners as part of a revenue-sharing, managed laundry room solution. 

You’ll want prices that balance affordability for residents with a reasonable return for the equipment and utilities. As a benchmark, see what nearby laundromats or apartments charge (e.g., $1.50 to $2.00 per wash is common in many Midwest areas, with variation for machine size and cycle type). 

Also consider offering a range of cycle options at different prices (e.g., an extra-large load or heavy soil cycle for a slightly higher price). With app-based systems, it’s easy to adjust pricing or run promotions (such as a discounted laundry day) to encourage usage during specific times, a flexibility that coin systems alone can’t match.

In summary, customizing your laundry room’s technology means embracing the modern ways people prefer to pay and use services. Whether it’s installing smart card readers or rolling out a mobile payment app, these upgrades can set your facility apart. They streamline the laundry chore, which in turn boosts resident satisfaction and loyalty. After all, a convenient laundry room that “makes life better for everyone” by simplifying payments and reducing hassles is likely to be used more frequently. More use equals more revenue for you and happier tenants overall – an actual win-win scenario.

Coin-O-Matic: Your Midwest Laundry Room Partner

When it comes to implementing all the above – optimal design, quality equipment, advanced technology, and smart revenue models – having the right partner makes all the difference. Here at Coin-O-Matic, we’ve worked hard for over a century to establish ourselves as experts in multi-housing laundry solutions in the Midwest. 

Here’s what sets Coin-O-Matic apart and why property managers, developers, and building owners from Chicago to Indianapolis (and beyond) trust us with their laundry rooms:

• Deep experience and local expertise: Coin-O-Matic has been in the commercial laundry business since the 1920s. Few companies can match this level of longevity. We’ve worked with countless apartment buildings, condominiums, campus housing, and other multi-housing properties throughout Illinois, Indiana, Wisconsin, and Michigan – our core service area. This local focus means we understand the Midwest market dynamics, state regulations, and even climate considerations (yes, we’ve designed laundry rooms to withstand our frigid winters and humid summers!). Our long history translates into a wealth of know-how that we apply to every new project.
  

• Tailored solutions for your needs: There is no one-size-fits-all in laundry, and we don’t offer cookie-cutter setups. Coin-O-Matic specializes in customizing equipment packages and leasing programs tailored to each client’s specific situation. Whether you need a few coin-op machines in a small building or a large card-operated laundry center with 50 machines, we will assess your property’s needs, your budget, and your goals. Our multi-housing specialists work with you to design the ideal mix of washers, dryers, payment tech, and amenities that will make your laundry room profitable and hassle-free. We can also assist with layout planning and laundry room renovations, helping to optimize the space and utility connections for maximum efficiency.
  

• Top-quality equipment (energy-efficient & American-made): We supply only commercial-grade, high-efficiency laundry equipment from leading brands. In fact, we are an authorized distributor of renowned manufacturers like Speed Queen and Maytag Commercial. Our equipment lineup includes Energy Star-rated washers and robust dryers that are built to handle heavy use while minimizing water and energy consumption. All machines we install are also ADA compliant, where needed, and feature the latest digital controls for an improved user experience. By providing the best equipment, we ensure that your residents achieve great results with their laundry, and you benefit from lower utility costs and fewer breakdowns.
  

• Flexible payment and tech offerings: Coin-O-Matic remains at the forefront of laundry technology. We can equip your laundry room with systems that accept coins, smart cards, credit/debit cards, and mobile app payments, depending on your property's needs and the preferences of your tenants. Our team can recommend the right payment system, whether it’s a hybrid solution that accepts both quarters and cards or a fully digital, app-based solution. We also offer ancillary products, such as add-value kiosks, laundry machine networking for remote monitoring, and more. By keeping up with technology trends, we help your laundry room remain modern and convenient for years to come.
  

• Unmatched service and support: When you partner with Coin-O-Matic, you gain access to the Midwest’s finest laundry equipment service technicians. Our entire service team undergoes extensive training to handle everything from routine maintenance to complex repairs quickly and correctly. We pride ourselves on fast response times – often same-day or next-business-day service in our region for any machine issues. Additionally, our support covers customer service for your residents: we handle refund requests, machine troubleshooting calls, and any laundry-related complaints, so you don’t have to. This level of full-service support sets us apart as a true partner invested in your laundry room’s success and your peace of mind.
  

• Proven profitability: Ultimately, a customized laundry room should enhance your bottom line. Coin-O-Matic’s profitable laundry programs are a testament to our expertise – we’ve helped many landlords transform underutilized laundry areas into steady income streams. By leveraging energy-efficient equipment and optimizing vend pricing, we ensure you get the highest return on investment on your laundry operation. Our accurate accounting and transparent revenue sharing mean you can trust the numbers. Many of our clients generate passive income with zero upfront costs and minimal day-to-day headaches, which is hard to beat.

When you customize your multi-housing laundry room with Coin-O-Matic, you’re not just buying washers and dryers – you’re gaining a comprehensive solution and a team of experts dedicated to your success. 

Our reputation is built on decades of honesty, quality service, and innovative laundry solutions in the communities we serve. We treat communal laundry rooms as partnerships. Your tenants become our customers, and your laundry room’s performance becomes our priority for improvement. This commitment is what makes Coin-O-Matic the go-to choice for property owners across the Midwest seeking to upgrade their laundry facilities.

Ready to Elevate Your Laundry Room?

A customized multi-housing laundry room can dramatically enhance both the value of your property and the experience of your residents. By focusing on efficient layout design, high-performance equipment, user-friendly technology, and smart revenue models, you transform a basic utility space into a modern amenity that sets your building apart. Whether you manage a small apartment complex in Wisconsin or an extensive condo development in Chicago, the principles remain the same: tailor the laundry room to your needs and partner with experts who can bring it all together.

Coin-O-Matic is here to help every step of the way – from planning the perfect laundry room layout to choosing the ideal machines and managing the operation for maximum profitability. With our deep Midwest roots and extensive industry knowledge, we’re ready to turn your laundry room vision into reality. Don’t settle for a mediocre laundry room. Contact Coin-O-Matic’s multi-housing laundry specialists today to discuss a custom laundry solution for your Illinois, Indiana, Wisconsin, or Michigan property. Let us design a laundry room that delights your residents, supports your sustainability goals, and delivers reliable revenue for years to come. Together, we’ll make laundry the easiest part of your property management. To get started on your customized multi-housing laundry room project, visit our Alsip, IL, showroom, or call one of our experienced team members today at 1-708-540-2047!