Seeking opinions re upgrading countertops, bathroom finish, and central A/C

Lakewood, Colorado
General Landlording & Rental Properties
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Seeking opinions re upgrading countertops, bathroom finish, and central A/C

Thomas Cantley
Member since 2022 · 4 posts · 1 vote

Hello, I recently purchased my first duplex, which is a fixer-upper, and I am currently the process of making repairs and renovations.  Investment strategy is to maximize rental value and hold long term.  My budget is limited, so having already addressed what I think would be considered necessary for this property, I am trying to determine how best to allocate remainder of my funds, both to attract a higher income renter now, and keeping in mind long term maintenance costs.

I think I can afford one or two of the following three options, but not all of them:

-Kitchen countertops terrible and need upgrading.  Quartz or laminate?

-Bathroom tile wall is bad outdated color, and not good condition, with a few tiles starting to come loose.  Re-tile bathroom wall, or paint over it and regrout? (Note this would not encompass shower walls, as shower is a prefabricated enclosure, which we already refinished)

-Property cooling is by swamp cooler.  Upgrade to central air, or keep the swamp cooler? (Note the furnace is central heating so no new ductwork should be required).

What do you think renters would most notice and value?

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John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
2y
Quote from @Tracy Ross:

Hi Thomas,

I would get the laminate countertops for now. I don't think renters are that picky. And they are easily replaceable if renters damage them. Save the money for the quartz for when you sell. 

I have a guy here in boise he refinishes tile and shower surrounds. It looks beautiful and is surprisingly durable. Maybe you have someone around you who does the same thing? 

I would buy the A/C. Its a capitol expenditure and won't need to be replaced for another 10-15 years. 


 I agree 100% with Tracy.

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  • Dominic RosatoBusiness Member
    Real Estate Agent · Jersey City, NJ · Member since 2022 · 82 posts · 61 votes
    2y

    Hey Thomas, I think you are on the right track. Kitchens and bathrooms are arguably the most important rooms to get right and will attract high quality tenants. They are the easiest ways to "wow" a prospective tenant without breaking the bank. That being said, they're also the easiest way to make a tenant feel "meh" as they tour your place.

    Me personally? I'd go with nice, durable countertops and see what is left to redo the bathroom.

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  • Tracy Ross
    Member since 2022 · 75 posts · 73 votes
    2y

    Hi Thomas,

    I would get the laminate countertops for now. I don't think renters are that picky. And they are easily replaceable if renters damage them. Save the money for the quartz for when you sell. 

    I have a guy here in boise he refinishes tile and shower surrounds. It looks beautiful and is surprisingly durable. Maybe you have someone around you who does the same thing? 

    I would buy the A/C. Its a capitol expenditure and won't need to be replaced for another 10-15 years. 

    1Reply
  • Jason Potrzeba
    Lender · Warwick Rhode Island · Member since 2023 · 37 posts · 20 votes
    2y

    Congrats on your new purchase.

    I do home improvement loans that do not require any homeownership seasoning (or equity), if funds are tight and you want to explore a small home improvement loan, please reach out.

    Jason

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  • Thomas Cantley
    OP
    Member since 2022 · 4 posts · 1 vote
    2y

    Thanks for the replies!

    0Reply
  • Henry T.
    Member since 2022 · 1k+ posts · 1k+ votes
    2y
    Who cares what they value? They need a place to sleep. Stuff that is functional and easy to replace. They don't care about your place. They may even hate you for having a rental, our Seattle city council calls us evil. Functional, cheap, and easy to replace. That doesn't mean ugly. Also, learn installation techniques that will allow easy replacement. Because you will be replacing sooner than you think.
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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    2y
    Quote from @Tracy Ross:

    Hi Thomas,

    I would get the laminate countertops for now. I don't think renters are that picky. And they are easily replaceable if renters damage them. Save the money for the quartz for when you sell. 

    I have a guy here in boise he refinishes tile and shower surrounds. It looks beautiful and is surprisingly durable. Maybe you have someone around you who does the same thing? 

    I would buy the A/C. Its a capitol expenditure and won't need to be replaced for another 10-15 years. 


     I agree 100% with Tracy.

    1Reply
  • Ryan Wallace
    Real Estate Agent · Eagle, ID · Member since 2019 · 45 posts · 28 votes
    2y
    Quote from @Thomas Cantley:

    Hello, I recently purchased my first duplex, which is a fixer-upper, and I am currently the process of making repairs and renovations.  Investment strategy is to maximize rental value and hold long term.  My budget is limited, so having already addressed what I think would be considered necessary for this property, I am trying to determine how best to allocate remainder of my funds, both to attract a higher income renter now, and keeping in mind long term maintenance costs.

    I think I can afford one or two of the following three options, but not all of them:

    -Kitchen countertops terrible and need upgrading.  Quartz or laminate?

    -Bathroom tile wall is bad outdated color, and not good condition, with a few tiles starting to come loose.  Re-tile bathroom wall, or paint over it and regrout? (Note this would not encompass shower walls, as shower is a prefabricated enclosure, which we already refinished)

    -Property cooling is by swamp cooler.  Upgrade to central air, or keep the swamp cooler? (Note the furnace is central heating so no new ductwork should be required).

    What do you think renters would most notice and value?


     I would personally spend the extra couple of dollars to go from laminate to granite. Typically you can go to a local granite yard and find some overstock or remnants that you can make work. The fabrication cost is more expensive but I can typically be in the range of 20-25% more than laminate and get a product that is significantly superior in quality and actually adds value. 

    Your description of the bathroom tile wall is slightly confusing. If the shower enclosure is in good shape and the remaining tile is just cosmetic pull it off, repair any drywall damage, and cover it with a shiplap or an accent wall panel (just make sure you use moisture-resistant materials). 

    Regarding the swamp cooler, take a look around and see what is common at your price point. Obviously, central air is a huge value add, but if everything else is swamp cooler, don't worry too much about it. It also is the largest expense listed here by a significant margin so make sure you are getting an ROI on it.

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  • Cathy B.
    Architect · Portland, OR · Member since 2023 · 66 posts · 39 votes
    2y

    Quartz countertops are what renters want in the west coast market for sure, I don't know about Colorado specifically.  Laminate is never used on new rental projects here.

    It sounds like you already have a solution to your tile problem that won't cost a lot, so I'd consider going forward with that as well.

    If the swamp cooler still works fine, keep it as long as it makes sense and save up for when you need to replace the system.  Tenants often don't think too hard about those things when leasing.

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