Question about 2-story duplex

[Marc Shin]

Hello,

I'm thinking about purchasing a 2-story duplex.    What are the disadvantages of buying a 2-story duplex?  Is it a bad layout?  Do the tenants downstairs often complain about the tenants upstairs?  Should i just focus on buying side-by-side duplexes?  

[Dennis McNeely]

In many parts of the country a two unit building containing an upper unit and a lower unit is referred to as a flat. In many cases, the floor between the two is a conventional wood floor- i.e. wood joists, subfloor, and floor with carpet or tile as a walking surface. If such is the case, the tenants in the lower flat will hear the tenants in the upper flat walking around, and kids running around upstairs can amp up that noise.

If the flats have a common forced air furnace (or if there are two furnaces in a common basement or attic), muted conversations will make their way between the units. Smells of cooking or smoking are likely to do so as well.

Having said all of the above, the flats I'm familiar with have rented reasonably well at market rents. Note that you may have more tenant-to-tenant issues to deal with though.

As with any real estate investment, you pays your money, you takes your chances :)