LTR Kitchen Questions
Okay, this is a home built in 1937, although this isn't the original kitchen it's definitely not what I would consider updated. I'm curious to know what y'all would do and why. This home is a LTR in a neighborhood that is gentrifying. There are some gorgeous old homes in this neighborhood. In fact, we are thinking about picking up our second home in this neighborhood because of all the work we see going on it. This is a C neighborhood moving toward a B neighborhood. I live in a College town and it's becoming more expensive. Many people are moving to this town so they can get into BCS but not pay as much for housing. I'm hoping to attract more B type renters.
Some issues I have with the kitchen:
1. There is no dishwasher. (I know this seems like a small kitchen but this kitchen could easily be expanded to a U shaped kitchen. Although I'd prefer to leave it as J) I'm thinking that we should have a dishwasher. (This is going to be a 3-2)
2. I'm thinking we need to rip the cabinets out and start over. It's not a lot of cabinets. But maybe we shouldn't take the cabinets out and we should just clean it up (I hear hydrochloric acid does wonders ;) ) Should I just get the stock cabinets from Lowes or do we upgrade to IKEA+
3. (Assuming we are ripping the kitchen out) The countertops... We are considering either laminate or something like granite? I'm wondering what folks do for counter tops.
4. Microwave is this a must or do folks provide it themselves. I feel like in a small kitchen it would take up a lot of space.
If you can please tell me why you'd do what you do, too.
Thank you!
Kyle
@Kyle McVay ok, keep in mind i'm going from that one photo and what I do on my personal LTR's. That said I would
- not provide a microwave or dishwasher (that's more things for your tenants to break)
- keep the shaker style cabinets, those are actually in style. Clean them, prep them well, then paint with a very hard product like Sherwin Williams Urethane in a gloss white or black. Put some new hardware on for appeal.
- find a remnant from your local granite store that will contrast whatever color you paint the cabinets. (white cabinets, black granite and vice versa)
- get rid of the double bowl sink, they suck, replace with a 33'' single bowl stainless or granite look alike.
@Kyle McVay DM me if you want, I probably have some photos of a few of ours that I would be willing to share with you.
#3 General Landlording & Rental Properties Contributor
What is adjacent to the kitchen and the rest of the layout like? If you move cabinets, you will also have to look at flooring. I agree simple shaker cabinets are a good option. I would leave the double sink-gives them a place for the drying rack instead of using the counter. Don't do a microwave and only add a dishwasher if that is what all of the comparable rentals have.
What are the cabinets like in terms of the frames? Could you add new doors or it is cheaper to replace everything? It is hard to tell condition from the photo, but other than the odd placement of the knobs, the cabinets look good.
#1 Tenant Screening Contributor
- Property Manager
- Honolulu, HI
Demo all of it. Once you decide on floor plan, if sink will be moved, replace waste line to an accessible point in the basement/crawl space under. It is most likely cast iron, possibly some lead, and beyond it's useful life. You do not want to tear out your NEW cabinets to replace it later. Also prior to installing new cabs, run new electrical with proper GFCI circuitry and multiple adequate outlets for today's needs of numerous small, and high draw, appliances.
New cabinets I strongly advise against any particle board boxes or vinyl/foil wrapped doors and drawer fronts. All should be plywood based for longest life. Actual wood frames and faces can also be easily sanded and painted to keep up with new styles through the years. Self closing types also save wear and tear on the cabinets.
Microwave combo range hood is a great use of space, just be sure it is properly installed.
Dishwasher, really depends on 1) your total length of base cabinets. The short run shown I would not put one in, but if you change to a U shape or other configuration with significant additional runs, then it would depend on... 2) what does the competition have? If they are prevalent, add it, if not, don't. It is important that your Tenants desire to have one, and actually use it as intended. Many choose to simply use it for more storage, so gaskets and seals dry out after months/years of no use. Then when someone does try it, you have leaks everywhere!
There are quartz and quartz-like products that are lower maintenance than granite. Solid surface materials can save you money on the front end, but they can damage easily with misuse. Granite typically requires resealing periodically to prevent staining.
Quote from @Malcomb Stapel:
@Kyle McVay DM me if you want, I probably have some photos of a few of ours that I would be willing to share with you.
I dm'd you! Thanks so much for your advice.
Quote from @Theresa Harris:
What is adjacent to the kitchen and the rest of the layout like? If you move cabinets, you will also have to look at flooring. I agree simple shaker cabinets are a good option. I would leave the double sink-gives them a place for the drying rack instead of using the counter. Don't do a microwave and only add a dishwasher if that is what all of the comparable rentals have.
What are the cabinets like in terms of the frames? Could you add new doors or it is cheaper to replace everything? It is hard to tell condition from the photo, but other than the odd placement of the knobs, the cabinets look good.
#3 General Landlording & Rental Properties Contributor
that is a nice space and would be easy to work with. Guessing the fridge goes on the empty wall next to the door. You could add some base cabinets along the wall where the stove goes and the empty wall. Do some open shelving on the wall above them next to the fridge.
@Kyle McVay after seeing the last set of photos your probably going to want a flanker on either side of the range that goes on that empty wall.
Quote from @Malcomb Stapel:
@Kyle McVay after seeing the last set of photos your probably going to want a flanker on either side of the range that goes on that empty wall.
Got it!
I'm working from the photos that you sent. Thank you so much for your help!!