Investor · Saint Louis, MO · Member since 2013 · 198 posts · 25 votes
I'm preparing to undergo a large rehab of a rental property duplex with the help of a contractor. As the project progresses I'll ultimately have to decided what materials I like for design finishes, ie- paint, floor tiles, bathroom tiles, backsplash, light fixtures, etc.
Don't get me wrong, I'm all about using the cheapest rental grade materials that get the job done! However, I'm curious what other, more experienced individuals use to attain bathrooms and kitchens that look great now and 10,15 years from now?
Does one simply go for white subway style tile with black & white floor tiles???
Example: back in the day, having wood floors was embarrassing because you couldn't afford carpeting. Now, natural hardwood is all the rage.
Example: back in the 70s, having orange carpeting and green walls was the "hip" thing to do, and now we would not think of it.
Example: back in the 60s, bathrooms would have pink, blue, green, or harvest gold tubs, sinks, and toilets. Now, only white and biscuit are the preferred colors.
White walls and ceilings have never gone out of style. They are boring, but white will always go with everything.
Subway tiles
Dark grout (hides dirt )
Hardwood floors. (But for a rental on lower end finishes something that looks like it)
-tile (will last )
-vinyl
- laminate
Those are two things that never get old and you see them in new homes and ones that are a century old .
Example: back in the day, having wood floors was embarrassing because you couldn't afford carpeting. Now, natural hardwood is all the rage.
Example: back in the 70s, having orange carpeting and green walls was the "hip" thing to do, and now we would not think of it.
Example: back in the 60s, bathrooms would have pink, blue, green, or harvest gold tubs, sinks, and toilets. Now, only white and biscuit are the preferred colors.
White walls and ceilings have never gone out of style. They are boring, but white will always go with everything.
@Rick L. choose neutral colors and products with good reviews. I try to go with a middle grade product, since I don't want to replace it often. Choose light fixtures that don't need special bulbs, water and energy saving appliances, flooring that doesn't need special care or certain cleaners, solid core interior doors. If putting in a new tub, choose one with an interlocking surround (instead of using tile). It will not only save a lot of time, but is really maintenance free (no sealing grout or caulking, ever!)
Like @Dawn Anastasi mentioned styles change. As @Beth L. mentioned mid grade products without maintenance. Great one on the tub, that will help with leaks, rot, mold!
An apartment owner friend mentioned that the newer laminates and vinyl look much better and are more sturdy. Colors will change and styles will, but if you take those midgrade semi permanent items and go neutral they will last. Paint though can add a bit of difference. I did my recent rental in antique white, nice neutral color. My wife chose some lighter grays that really added a bit to the feel of another rental. Nice thing about paint is that it is a much easier change every few years.
I tile my bathrooms and kitchens, helps with spills. Also keep an extra case for those broken tiles that will happen.
As to cheapest, make sure you are including lifespan. Sometimes cheapest means you have to replace more often, meaning more labor and vacancy time.
If the budget allows. Ceramic tile the kitchen and baths with a neutral color and medium to dark grout. In the living area use the light colored cheap laminate from Home Depot or Lowes. It costs very little to replace and if you have extra boxes of the material even less to replace a couple of boards. If you want then "higher end" feel when you walk on it, buy the more expensive underlayment. Use a granite looking complex color material laminate countertop. It hides everything. I accidentally shot a nail through the kitchen counter and I couldn't even find the hole.
Well, that's a nice idea! I have decided to renovate my house and I am also looking forward to change the tiles and bath tubs of the washroom from simple tub to jacuzzi hydrotherapy walk in tubs. I want to know the exact cost of walk in tub. It would be of great help and I will really appreciate you.
I like to tile all wet areas in either ceramic or preferably porcelain depending on what prices i can get, and then single plank laminate everywhere else. I like this blend of durability and classic look.
Kitchens i go with white shaker cabinets, and neutral granite. I avoid any granite that could be too taste specific or to wild of color combinations as these will go out of style quickly.