Laundromat Site Checklist

Evaluate whether the site sits inside a shopping centre or a group of shops for optimal foot traffic. Standalone shops on quiet streets rarely carry a vended laundry on their own.

Ensure there is good parking, ideally free, close to the door. Customers are carrying 5-15 kg baskets, so every extra metre of walk costs trade.

Aim for rent under $40K + GST + outgoings to keep overheads manageable. Also confirm the outgoings figure, which is frequently another 25-40% on top of base rent.

Identify nearby laundromats. Old or run-down stores with small, dated machines are an opportunity rather than a threat - note their machine count, capacities, age and pricing.

Check the location is easily seen and reached by passing customers. Frontage glazing and clear sightlines are the cheapest marketing you will ever own.

Understand any planning permits, change-of-use approvals or other council requirements for a self-service laundry at this address.

Ensure the shop is at least 50 m², and measure internal frontage, depth and ceiling height. Allow a 1.8 m customer aisle and 500 mm service access behind every wall machine.

Analyse the catchment for a high percentage of renters, apartment stock and population density. Renters and unit dwellers without their own laundry are the core market.

Verify doors and entryways are large enough to move equipment in and out. A stacked dryer crates at around 440 kg and 868 mm wide - check the whole path, not just the shop door.

Check whether there is space for an in-ground cooling pit or lint trap, and whether the slab can be cut for it.

Ensure there is a means to flue gas dryers through the roof or an external wall. Short, straight, individually ducted runs above the dryer bank are what deliver rated dry times.

Consider gas supply capacity. As a guide, running 10 x 14 kg dryers consumes around 800 MJ/hr, so the meter and service must be sized for the full connected load.

Assess how far the gas point is from the dryer wall and the cost implications of installing a new line or upgrading the run.

Check both availability and pressure of the water supply. Machines want 200-600 kPa at the inlet, and the larger washers draw around 60 L/min per inlet.

Ensure the electrical supply can carry the load. 100 A is typical and three phase is ideal. You want one circuit per machine plus lighting, HVAC, signage and payment systems.

Look for favourable terms, ideally with options taking you past 10 years, plus written landlord consent for gas, water, drainage and roof penetrations. Check make-good obligations.

Investigate restrictions such as heritage overlays, strata by-laws or centre rules that could block ducting, signage or trading hours.

Confirm the flooring suits heavy use and water exposure, and that it sits on a ground-level on-grade concrete slab. Rigid-mount washers cannot go on suspended floors.