Investor · Tucson, AZ · Member since 2016 · 7 posts · 3 votes
Another investor once told me about his friend who invested in rentals in a major city in Ohio. This guy basically took old cookie cutter homes in low income ares, rehabbed them in a way that made them "indestructible". Stripped them down to the block walls, removed any fans, installed basic kitchens etc. This concept got me thinking about a rental I just acquired. For various reasons I am stuck with this property as a rental indefinitely, so I ask myself what can I do to set it and forget it. For example I have been looking at how I can incorporate restaurant stainless kitchen sinks and cabinets in a way that comes off as "modern industrial" and not the lunch lady's retirement home. With this style kitchen you could easily install it with little to no cabinetry skills, could always scrub it super clean and it would last forever. What are some things that you guys do to make your properties more maintenance free?
Doesn't matter. People will still manage to destroy the place. Most landlords will use basic contractor level cabinets and carpet just for that reason. Especially if kids and pets are involved.
Doesn't matter. People will still manage to destroy the place. Most landlords will use basic contractor level cabinets and carpet just for that reason. Especially if kids and pets are involved.
Investor · Tampa, FL · Member since 2011 · 2k+ posts · 3k+ votes
9y
I like the steps you're taking. Buying in good neighborhoods and vigorously screening tenants is our strategy. It's worked so far, although admittedly our plan is far from bullet proof.
My opinion is bad ill intentioned tenants will find a way to destroy something if they're so inclined.
Investor · Tucson, AZ · Member since 2016 · 7 posts · 3 votes
9y
I guess I should been more clear, the low income guy inspired me to look at a low maintenance perspective, not that I intended to protect my property against malicious actions by renting stone cubes. The truth is no matter how good a tenant is the home being rented is not theirs and they won't treat it as if it belonged to them. Other things I have thought about, flooring for example, what are your opinions? Does everyone automatically lay tile everywhere they can? Do you try to use carpet as much as possible because it is cheap and can be cleaned? Has anyone tried stripping everything down and refinishing concrete floors? I know region plays a big part in this decision.
Investor · Tallmadge, OH · Member since 2015 · 259 posts · 275 votes
9y
Our rentals aren't in low income areas, but we still do a few things to make them as low maintenance as possible...I think one of the most important things is getting rid of any items with moving parts susceptible to breaking (i.e. disposals, dishwashers, automatic ice makers, ceiling fans, etc.). We would love to put tile everywhere, but that wouldn't fly in our market, so we use vinyl planks (I avoid carpet if at all possible). We replace all plumbing fixtures when we purchase a property, as well as shut off valves. Hope that gives you some ideas. If you do a search on "hardening rentals", you should find quite a few threads on this topic!
Investor · Orange County, CA · Member since 2015 · 2k+ posts · 3k+ votes
9y
I don't cheap out on the acquisition ... I buy quality property in quality neighborhoods that attract quality tenants, so that they don't have to be bullet proof ... buying POS property in low end hoods is penny wise but pound foolish ... pay a bit more now or pay a lot more later.
... and then just for good measure I go and bullet proof them anyway :)