Smart-O-Mat is a family-owned laundry operator serving 100,000+ residents at apartment communities, portfolios, and universities across California, Arizona, and Nevada. Service comes first — brand-new Speed Queen machines, connected laundry room technology, and 24–48 hour response, guaranteed.
We install brand-new Speed Queen machines at no cost to the property, handle every repair and collection, and share the monthly revenue with you.
How it works →Rent the machines at a flat monthly rate and keep 100% of what the room collects — predictable budgeting with full control over vend pricing.
See rental →Buy commercial Speed Queen equipment outright, with an optional rate-locked service agreement covering all parts and labor.
Browse equipment →Smart-O-Mat is family-owned and run. Our whole model rests on one idea: a laundry room that actually works earns more — for your property and for us. So service isn’t a department here; it’s the business.
Old-school laundry companies bolt a coin box to a machine and disappear. We run connected rooms that talk to residents, to property managers, and to us.
Residents can check open washers and dryers from their phone before they ever walk down — fewer trips, fewer complaints, happier renewals.
When a machine is repaired, everyone who uses that room is notified automatically. Your office never fields the “is it working yet?” calls.
Connected machines often tell us something’s wrong before a resident does — so many issues are already scheduled for repair before anyone reports them.
Mobile app, add-value card, tap-to-pay at the machine — or classic coin. Your residents’ mix decides, not ours.
We install Speed Queen exclusively — commercial machines built for decades of heavy use, not residential units dressed up for a laundry room. Running one platform is a service decision:
Machines running today in 150+ cities. A service technician covering a two-hour radius is the industry standard — our routes blanket the West.
676 ownership groups trust Smart-O-Mat across ~1,600 properties: apartment communities, property management portfolios, student housing and universities, senior living, and HOAs. Proud member of the San Francisco Apartment Association.
One provider, one contact, one reporting format across every property you manage — with residents reporting machine issues directly to us, not to your office.
High-volume rooms, app payments students actually use, and real-time monitoring that keeps laundry off your facilities team’s plate.
Laundry is a real income line for your building. We model your property’s demographics honestly, show you the math up front, and pay your share on time — every period.
Nothing. We supply, install, and maintain brand-new Speed Queen machines at our expense, and share the monthly revenue with the property per the agreed split.
Our agreements include a guaranteed 24–48 hour response. Residents can report issues directly from the machine, so problems reach us immediately.
Yes — transitions are routine for us, including machine swap-out logistics and haul-away. We'll walk you through how existing contract end-dates and buyout clauses typically work.
Any combination: coin, mobile app, add-value card, or tap-to-pay at the machine. Your residents' mix decides, not ours.
Tell us about your property and we’ll model its numbers — then walk you through revenue share, rental, and purchase side by side, so you can choose with the math in front of you.
