Fence necessary in a rental?

Investor · Millburn, NJ · Member since 2018 · 141 posts · 100 votes

Hi All,

Thanks any inputs in advance.

this property is in DFW area. and we have a rental that has a pretty worn down wood fence. We are thinking of replacing it, and quite a sticker shock if you may..... we got several quotes, but everyone is quoting another wood fence, and many companies told us they don't do vinyl. is wood the preferred material in DFW? I find it ugly and it takes a lot of maintenance. Is fence really ROI positive for a rental? has anyone done a ROI on this? and also would a chain link fence work?

Thanks!

Joanne

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Bruce WoodruffPro Member

Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes

Quote from @Theresa Harris:

What about a metal fence? Not chain link, but galvanized metal. A few of my neighbours have them and they look quite nice. Cost may be higher, but you don't have to paint/stain them, so maintenance costs are a lot lower.

Or a rusted metal fence? Those are becoming popular. The panels are shiny when you put them up and quickly acquire a nice patina. All you need are 4'x4's every 8 ft and (2) 3'x6' panels turned sideways. Quick, cheap and easy. I've done a few of these.....they look good for modern properties as well as rustic style....

https://www.cor-ten-steel.co.n...

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Ryan Lesley
Real Estate Agent · Fort Collins, CO · Member since 2023 · 171 posts · 116 votes
3y
Hey Joanne,
yea that inflation price had me shocked at home depot when I was pricing out sheets of plywood (unfinished) at $80 a sheet! 😂
I also received similar feedback from sellers looking to add a fence to their properties, prior to sale, to try and "add some value". They were telling me some pretty shocking quotes for a basic wooden fence as well.
I'm sure some of my fellow BP nation people will be able to give some of there experiences on this as well to give you a better picture, but as far as what I have seen its been pretty negligible in adding value to the home itself.
With that being said I do know that some renters, with dogs or kids, will put it down as a "must have" when searching for rental properties. So from that perspective I suppose you could infer that it would make your rental look more appealing to that demographic, and if you ran the numbers it may even help your vacancy rate which in turn you could derive as a boost to ROI? Just a thought and possibly a stretch.
Hope that helps 😊
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Hersh ShahBusiness Member
Realtor · Atlanta, GA · Member since 2016 · 127 posts · 82 votes
3y
@Joanne Tsai,
In my humble opinion, a chainlink fence just doesn't do justice to most properties. A great wooden fence, while more expensive, will last a really long time and actually make the property look better. Most tenants appreciate the privacy and how it can make it more kid/pet friendly.
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Lucia Rushton
Realtor · Dallas - Fort Worth Metroplex, TX · Member since 2016 · 1k+ posts · 925 votes
3y
@Joanne Tsai congrats on buying a property in DFW, I am so happy for you. When did you finally make the plunge?
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Eliott Elias
Investor · Austin, TX · Member since 2021 · 9k+ posts · 5k+ votes
3y
Depends on what other properties in your neighborhood have up and if there is a HOA that would require you to put a specific fence up.
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Sam YinPro Member
Los Angeles, CA · Member since 2021 · 584 posts · 738 votes
3y
Did a storm blow it over because it was already old? Or is it just old and worn looking and you are thinking of replacing it?
Insurance should cover the cost of the former. You hold the bag for the latter.
The question is what do you want the property to look like, what type of tenant pool would you like to have, and would the cost justify your return in $$$ and in joy?
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Nathan GesnerBusiness Member
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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
3y
Quote from @Joanne Tsai:

That fence has probably been there for 20-30 years. You bought the property, right? Others have bought the property or rented it. Clearly the fence material is not a deal breaker. I can assure you chain link is not more attractive to renters or buyers.
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Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
3y
What about a metal fence? Not chain link, but galvanized metal. A few of my neighbours have them and they look quite nice. Cost may be higher, but you don't have to paint/stain them, so maintenance costs are a lot lower.
1 Reply
Troy P.
Investor · Baton Rouge, LA · Member since 2019 · 184 posts · 167 votes
3y

If older home, no HOA, other chainlink fences nearby, and you don't want to justify a higher rent or property value, then chainlink would be fine. If you'll be the oddball in the neighborhood, I'd say cough up the extra funds. A good (expensive) treated wood will last you several years with little to no maintenance, even down here in South Louisiana.
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Joanne Tsai
OP
Investor · Millburn, NJ · Member since 2018 · 141 posts · 100 votes
3y
Thanks everyone for your input.
Here where we live, most people have either vinyl or wood, and we have vinyl ourselves, and just the look itself is so much better than aged wood fence, and we don't have to treat/seal and all that good stuff. Just wondering why it's not popular in TX. The cost of the wood fence is a little higher than we expected, but the maintenance is a bigger headache.
on a separate note, I thought lumber price has come down drastically, when would that reflect the price at Home Depot? we had put up a wood fence for another property in 2020 in a supposedly more expensive state, and the price was so much lower.....
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Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
3y
In the major cities in Texas Chain link seems to prevail in old run down areas.
It seems like newer areas use wooden fence panels (some use white vinyl (service life ???)).
The post tend to rot before the panels and the fence falls over.
You can have the installers quote chain link fence posts with wooden panels if you like.
Good Luck!
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Joanne Tsai
OP
Investor · Millburn, NJ · Member since 2018 · 141 posts · 100 votes
3y
Quote from @Theresa Harris:

What about a metal fence? Not chain link, but galvanized metal. A few of my neighbours have them and they look quite nice. Cost may be higher, but you don't have to paint/stain them, so maintenance costs are a lot lower.

Hi Theresa,
do you mean steel panels that will still provide the privacy, or the bars that one can see-through? Thanks!
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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
3y
Quote from @Theresa Harris:

What about a metal fence? Not chain link, but galvanized metal. A few of my neighbours have them and they look quite nice. Cost may be higher, but you don't have to paint/stain them, so maintenance costs are a lot lower.

Or a rusted metal fence? Those are becoming popular. The panels are shiny when you put them up and quickly acquire a nice patina. All you need are 4'x4's every 8 ft and (2) 3'x6' panels turned sideways. Quick, cheap and easy. I've done a few of these.....they look good for modern properties as well as rustic style....
https://www.cor-ten-steel.co.n...
2 Reply
Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
3y
One way to look at it is "Preservation of Asset Value".
If the neighborhood has wood, and you go odd man out an put in something else, or just leave it run down your valuation against comps in the area may suffer.
Meaning you collect a few dollars more in rent, but your investment value does not hold up as well as it could--or not as many buyers will want it upon sale.
Even if it's a more expensive fence than the neighborhood (Rolls Royce hood ornament on a Pinto),
If it were mine, I'd match it to the neighborhood fences (blend in vs stand out).
Just my 2 cents
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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
3y
Quote from @Scott Mac:

One way to look at it is "Preservation of Asset Value".
If the neighborhood has wood, and you go odd man out an put in something else, or just leave it run down your valuation against comps in the area may suffer.
But if you put in a better, 'cooler' product, you could reap benefits by being the best on the block, right?
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Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
3y
Quote from @Bruce Woodruff:

Quote from @Scott Mac:

One way to look at it is "Preservation of Asset Value".
If the neighborhood has wood, and you go odd man out an put in something else, or just leave it run down your valuation against comps in the area may suffer.
But if you put in a better, 'cooler' product, you could reap benefits by being the best on the block, right?
Well it would come down to comps. My gut says its a higher risk than just going with the status quo.

If this were a larger multifamily, the easy answer would be to use the lowest maintenance product that still brings in the rents.

But SFH's use comps to set value, and also buyer desire factors into the ultimate price.

If the buyers want a unique fence for the area I'd be surprised ....

In higher income areas, unique is desirable, or in some older neighborhoods (1900's to 1930's), but for tracts people like "Matchy Matchy".

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Carlos Ptriawan
Member since 2019 · 7k+ posts · 4k+ votes
3y
Quote from @Bruce Woodruff:

Quote from @Theresa Harris:

What about a metal fence? Not chain link, but galvanized metal. A few of my neighbours have them and they look quite nice. Cost may be higher, but you don't have to paint/stain them, so maintenance costs are a lot lower.

Or a rusted metal fence? Those are becoming popular. The panels are shiny when you put them up and quickly acquire a nice patina. All you need are 4'x4's every 8 ft and (2) 3'x6' panels turned sideways. Quick, cheap and easy. I've done a few of these.....they look good for modern properties as well as rustic style....
https://www.cor-ten-steel.co.n...

thanks for the link, looks beautiful
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Jay ThomasPro Member
Real Estate Agent · Houston, TX · Member since 2021 · 1k+ posts · 715 votes
3y
When considering putting in a fence on your property, it is important to be aware of the local real estate market. Depending on what other properties in your neighborhood have up and if there is a Homeowners Association (HOA) that would require you to put a specific fence up, this could affect the value of your home when it comes time to sell. Be sure to check with the HOA before starting any work so that you don't run into any issues down the line. Real estate can be an uncertain venture at times, so doing some additional research and talking with local fencing professionals can ensure that you make an informed decision about adding a fence around your property.
[email protected]832-889-5607
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Alex Talcott
Attorney · Durham, NH · Member since 2019 · 292 posts · 126 votes
3y
There would have been an enormous loss on investment if I had paid for one on an affordable single-family in Mississippi. I was disappointed the property manager relayed the tenant request to me, without recommendation or analysis.
If you operate Class C properties without scale, there is little that pays off in the short term, even painting kitchen cabinets at turnover.
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Joanne Tsai
OP
Investor · Millburn, NJ · Member since 2018 · 141 posts · 100 votes
3y
Thanks for all the good suggestions, the house does not have a HOA and it's really up to us what we want to put up (though does require a permit). It's in a B neighborhood for working class but a pretty neighborhood in general. Right now we have three graduate students in it as it's close to a sizable university.
1 Reply
Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
3y
Quote from @Joanne Tsai:

Quote from @Theresa Harris:

What about a metal fence? Not chain link, but galvanized metal. A few of my neighbours have them and they look quite nice. Cost may be higher, but you don't have to paint/stain them, so maintenance costs are a lot lower.

Hi Theresa,
do you mean steel panels that will still provide the privacy, or the bars that one can see-through? Thanks!

A solid panel. You still get all of the privacy and it comes in different colours.
0 Reply
Joanne Tsai
OP
Investor · Millburn, NJ · Member since 2018 · 141 posts · 100 votes
3y
Quote from @Bruce Woodruff:

Quote from @Theresa Harris:

What about a metal fence? Not chain link, but galvanized metal. A few of my neighbours have them and they look quite nice. Cost may be higher, but you don't have to paint/stain them, so maintenance costs are a lot lower.

Or a rusted metal fence? Those are becoming popular. The panels are shiny when you put them up and quickly acquire a nice patina. All you need are 4'x4's every 8 ft and (2) 3'x6' panels turned sideways. Quick, cheap and easy. I've done a few of these.....they look good for modern properties as well as rustic style....
https://www.cor-ten-steel.co.n...

@Theresa Harris

Hey Bruce,

I have tried to explore your suggestion here, and several vendors I called said they don't know where to get material.

Would you be kind enough to share your suppliers?

Thanks!

Joanne
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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
3y
@Joanne Tsai Call the Corten people. They ship anywhere I believe......
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