BiggerPockets

Dear Pocketers,

How do you harden / bullet-proof your rentals?

While I've never had anyone utterly trash a rental of mine, I've seen the damage they can do first hand (typically when buying the rental and seeing what the previous occupants did to it). Here are a few of the things I do:

One of my favorites, and easiest to do, is that I "frame" all wire racks, their support rods, towel holders, toilet paper holders, etc. using backer wood that is mounted to studs. If it's very visible, we'll route the edges and paint it like trim. If it's in a closet, it just gets wall color. This way, if the kids hang off the coat racks or someone abuses the towel holders, they may yank the hardware down, but it doesn't leave holes in the wall. It's also much harder to destroy them in the first place. Note the towel holder mounting:

When first buying a property, if it's easily accessible, I'll replace copper with Pex (plastic) plumbing from the get go, even if the copper is OK. I don't have to worry about it freezing and it's not a crime target.

We cage all of our A/C units now using custom fabricated 2 inch square tube, typically mounting them into the wall so the bolts have to be released from inside. I also lock exterior A/C circuit boxes and label the units, cage and circuit box with A/C specific alarm stickers that I had made up.

I will frequently install an inexpensive alarm system (not monitored) which gives me peace of mind between tenants and acts as a selling point when showing the units.

I've doubled up on door stops (to prevent doorknobs from going into walls). While I use the standard springy ones that mount into baseboard still, they tend to be targets for kids and end up missing, so I back these up with the plastic circles that affix to the wall where the handle would hit. (These are also great for just covering a previously made hole where the door knob hit the wall) They're expensive though, so I've started buying large, bulk packages of plastic, foam-backed pads that you set furniture on, and simply using double sided tape behind these. These cost maybe 30 cents apiece where the purpose built ones cost $3 apiece.

If I have to renovate a bathroom, I no longer use the plastic/fiberglass shower inserts. I've seen people put holes into both the tubs and crack the walls of these. For just a couple hundred more I'll have an iron tub installed and we'll tile the shower. It's a lot more attractive and seems to be a lot more durable in the long run.

What tricks have you learned to "harden" your own rentals?

Best,
- Chuck

good post, thanks for sharing

Nice idea on towel racks. I never thought of that. I never replace carpet when it wears out always tile.

I got a question for you Chuck:

Do you have a strategy for putting up curtain rods and/or blinds? This has cost me $$ in the past.

btw, yes great topic post. I LOVE the towel bar idea.

Chuck

These are great tips on hardening your rentals. The rentals that i have are mostly in the lower end areas. I was wondering what you recommend for your kitchen. Do you have all electric appliances and what appliances do you provide? Do you recommend ceramic title floors throughout the entire house and do you prefer fans or light fixtures in the bedrooms? Thanks

Avoid carpet wherever possible. I have begun using allure flooring. It's attractive and allegedly very durable, a 25 year floor. It's floating and waterproof.

Yard: Make as much as possible, mower maintainable. Limit / remove trees and shrubs whenever possible.

Plumbing fixtures: Use shedule 40 drain pipes under bathroom and kitchen sinks with a wye cleanout. I have had so many leaks with the screw together pipe over the years.

Bathroom remodels: Remove any bathroom windows that reside inside a shower enclosure. They can be a massive maintenance headache. Install a fart fan to bring it up to code.

Gas lines: remove all unused fuel runs. Run electric for dryer and stove if electric not present.

Security: 4 inch screws in the latches of all exterior doors. Makes it a little tougher for them to get in and steal my copper.

Storm doors, if present: have chains installed so they can't whip wide open and trash the closers. Be clear with the tenant, they're on the hook for it if anything happens. It's best to remove them altogether.

Appliances: NEVER an icemaker. They make up 50% of appliance service calls. NO THANKS!

If having a furnace installed, pay the extra 10-25 and have a filter rack installed. Makes changing the filter much much easier.

Wish I learned these things on day 1.

@Joey - I remove carpet when it's life is over and replace with linoleum, tile or hardwood. Or if I'm lucky, there's hardwood underneath that can just be refinished. You can do it yourself if you have the time. As for fans, if they're working, I leave them, when they stop working, it gets a simple light fixture. I also spend the extra money to put in CFL bulbs everywhere, because I don't like people messing with the light fixtures if possible.

@Ed - Great ideas! I couldn't agree more on the ice makers. I'll remove them from a fridge before putting a new fridge into a location. I don't know what Schedule 40 drains or WYE cleanouts are, but I'll look into those ideas. Thanks.

@Vanessa - I cage ours, costs $200 apiece, and then I bolt the cages into the wall where the bolts have to be removed from the inside of the house. I also lock the circuit breaker box and then I put "air conditioner alarm stickers" on everything outside. You can find them on Amazon.com. If placing new ones, you might consider putting them on a roof if possible... Don't leave them shrouded by bushes or back in a corner with bad visibility. Make them very visible and harden them up. Make it harder or more risky than the next house and they'll choose the next house over yours, or so we all hope. Ha!

Best,
- C

i install a bath fan immediately. but i connect it to a timer, not the light, so they think it's cool if the fan stops on it's own 30 mins after they shower. always panasonic, nothing else.

i also change the galvanized pipes to pex.

chuck, the towel racks looks great, but HD has anchor bolts that hold up to 150lbs. i doubt that a kid would be pulling up on that.

kyle is correct. it's actually against code to have caulk around to toilet.

I find the best way to "harden" my rentals is to get a "gentle" tenant:D

Try showing up to an applicant's current residence unannounced. If they are treating their current place badly, you can expect the same for yours.