Two- and three-bedroom units, and those with four or more residents, may be better suited for more conventional-looking, separate washers and dryers. Made with much the same technology as their combination cousins, these full-sized machines can be installed side-by-side, or stacked with the dryer above the washer to save space.

Separate machines allow the resident to wash one load while drying another, making life easier for households with greater laundry demands. Their more traditional appearance may also provide for easier acceptance by more conservative residents. Continue reading for more information on these economical, yet hardy, appliances.

• How do these machines differ from conventional washers and dryers?
• How does the condensing dryer work?
• What is the market acceptance?
• Where can I install it?
• How much energy does it consume?
• What are effects on building infrastructure?
• How will in-unit laundry affect my net income?
• What are the ADA/Fair Housing applications?

How do these machines differ from conventional washers and dryers?
Front-loading washers and condensing (ventless) dryers are far more efficient in their use of water, electricity, and garment wear. The gentle tumbling action used by a front-loading washer drops the clothes into the water. This requires less water, and using gravity to move the water and detergent through the material does not abrade the fabric, as does an agitator. The washerís high-speed spin of up to 1200 rpm removes more water from the clothing, saving time and energy when drying.

The elimination of dryer venting means there is no need to run ductwork to connect the dryer to the outside of the building. This eliminates the expense and difficulty of adhering to code restrictions regarding vent runs and the fire-rated chases required to enclose them. (Section 504.1 of the 2003 International Building Code specifically excludes condensing dryers from these requirements.)

Essentially closed systems such as these are quieter than conventional equipment, and release a negligible amount of heat into the residence. No vents means no chance for a leak or break in the ductwork that could allow lint to accumulate in hard-to-reach areas, like the insides of walls.
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How does the condensing dryer work?
Individual condensing dryers use air-to-air condensers to remove the moisture from the air before sending it back though the drum. Hot, moist air exiting the drum is passed over a set of metal fins. Cooler, room temperature air is pulled from the room to pass over the other side of each fin, and the difference in temperature causes the moisture in the warm air to condense into drops of water, which are pumped to the same drain as the wash water. The warm dry air is circulated back into the machine; the room temperature air returns to the room virtually unaffected. (The estimated temperature increase in the laundry room is approximately one degree Fahrenheit for a ten by ten room.)
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What is the market acceptance?
Condensing, ventless dryers have been popular in Europe and Asia for decades. The demand for more efficient laundry equipment increases daily as Americans become more energy-conscious. Major developers and management companies have been installing combos and separate machines such as these in their communities for several years. Demand will continue to grow as in-unit laundry becomes more of a marketing requirement for upscale communities.
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Where can I install it?
Because these machines do not require venting to the outside, they may be installed anywhere there is access to a 220-volt current and a ìwet wallî containing plumbing lines. Floor and overhead space concerns may be traded off against each other, as the washer and dryer may be installed side-by-side, or by stacking the dryer atop the washer. Kitchens and closets are popular locations, as long as there is adequate air flow to the front of the dryer for the condenser to work properly.
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How much energy does it consume?
This will vary, depending on the size of the machine and the load. The condensing dryer saves an enormous amount of electrical energy by returning the already warm air to the drum, requiring only a few degrees bump in temperature, instead of heating room temperature air to the level needed to dry the clothes. Conventional dryers exhaust 200 cubic feet of air per minute from the residence, condensing dryers do not. This is 10,000 cubic feet per cycle that does not need to be heated or cooled to room temperature, an enormous saving in not only residential utility costs, but in the stress placed on the air intake systems of the building.

Water usage is even more efficient: full-sized front loaders use only about 16 gallons per wash cycle, compared to over 30 gallons for conventional top-loading machines.

More information on energy efficiency and savings can be found at the federal governmentís EnergyStar web site at www.energystar.gov .
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What are effects on building infrastructure?
Plumbing concerns should be negligible. Even full-sized washers such as these use and discharge a fraction of the water required by conventional equipment. Sudsing at the bottom of the stack is virtually eliminated because the discharge rates are so low: these washers use less than 16 gallons of water per cycle, and discharge it at a rate of 5 gallons per minute; convention top loaders use over 30 gallons per cycle, discharging at a rate of 17 gallons per minute.

The electrical risers must support 220-volt lines, which may be a concern in some older buildings. We recommend using contractors familiar with your property to conduct a survey of the existing capacities to avoid any surprises or complications down the road. We will be happy to work with them on specifications.
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How will in-unit laundry affect my net income?
Surveys in the metropolitan Washington DC area have shown rent increases of $40-$100 per month with the inclusion of in-unit laundry; condominium values increase from $5,000-$15,000 per unit. Using our Lease/Purchase Plan, your increased earnings can begin right away. Net utility costs may actually go down if you currently have shared laundry facilities. Water costs will stay about the same; even though more loads are likely to be washed, the machines are so efficient that water usage will not increase substantially. Electricity bills may well go down, as you are paying all utilities for a shared facility, and the resident is probably picking up the electric bill for the in-unit machines. Even if you are paying the electrical costs, the efficiency of these machines will keep energy costs down.
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What are the ADA/Fair Housing applications?
Under the Fair Housing Act of 1988, public and common use areas of a building containing multi-family dwellings, such as the laundry room, must be ìaccessible.î This means individuals with physical disabilities must be able to approach, enter, and utilize the public or common use areas of the building. Few central laundry rooms meet this requirement.

"Reasonable accommodation" means you can save the enormous cost of making a central laundry room compliant by installing washers and dryers in individual residences, giving a disabled person full access to laundry facilities. This creates happier residents and saves you the possible aggravation and expense of a lawsuit.

Front-loading machines can be very easily loaded, unloaded, and controlled from a wheelchair. Some machines (the ASKO Professional, for example) use only push button controls, easing the inconvenience of the most severe disability. Most machines can be installed on elevated pedestals to make loading and unloading easier.
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