LOCKED
sized correctly
LDD-21 · Laundry / Operations Core
One-line intent
The operational engine — not a residential laundry, a back-of-house system that absorbs daily household friction.
Locked decisions
- Role: back-of-house systems hub. Not optional, not residential-style
- 2 washer / dryer sets
- Folding space
- Storage
Open items / engineer review
- Equipment: front-load? Heat-pump dryer (no vent, slow) vs vented (faster, energy loss)
- Utility sink for hand-wash + stain removal
- Drying rack / line space
- Ironing station
- Storage spec — linen, paper goods, vacuum, cleaning
- Adjacent main electrical panel coordination
- Floor drain (catches washer hose failure)
- Dryer venting strategy (HPWH dryers don't vent)
- Acoustic isolation if adjacent to quiet zone
Cost drivers
2 washer/dryer sets $5–10K · Built-in cabinetry + folding counter $8–18K · Utility sink + plumbing $1.5–3K · Floor drain + waterproof flooring $0.5–1.5K. Total: $15–35K (folded into finish line).
Air-gap concerns
- Two W/D sets is generous. Verify usage; could reclaim half for storage.
- Heat-pump vs vented dryer — HPWH slow (90+ min) but seal-tight; vented fast (45 min) but loses warm air.
- Floor drain at front of washers catches hose failures (not behind dryer).
- Adjacent main panel + sink + washers = code (GFCI, 30"×36" panel clearance, no panel over sink).
- Folding counter height matters — 36–38" standing.
Cross-references