Strongly considering replacing windows in C grade home... good idea?

Question

My 1st property will be ready in 2 weeks - May 1st.  Its a 1910's style SFH that will rent for $650 p/m which is right at, to slightly lower than market rate.  The windows are the original wood and pretty much every one of them has some sort of issue... either rough to open, weights are missing, screens are shot, etc... There are 10 windows in the entire home.  I feel that I could raise the rent to $700 if I replaced all the windows.  Windows are approx. $225ea installed.  The numbers work but I'm hesitant to pull the trigger for some reason.  I'm usually one to take action quickly but this one has me stuck.  Thoughts?

Howard Abell · Answer

The numbers may not be your only consideration. You gain by reduced maintenance and service calls, reduced water damage potential, a satisfied customer who will feel respected and a selling point when marketing the space. If you are renting at or near the top side of the market you gain by giving value to your tenant (customer).

Mark Gallagher · Answer

@Justin C.

You'll have happier tenants, no safety hazards, better curb appeal, increased property value. Install them and sleep easy at night.

Account Closed · Answer

Applicants will probably not notice if the windows work.  They'll rent based on other things.  But, when they move in, and the windows don't work, they'll be calling you to fix them.  So, if you can afford to fix them before your new tenants move in and call you in frustration and perhaps a bad attitude, you'll avoid having to deal with it later.

And many places will require a working window that locks in every room.  So, I vote you replace or fix  them if you can afford it.

Mike Freidenberger · Answer

the look of new window always makes the house look great!

Robert Floyd · Answer

Windows do matter for some applicants as people are different in terms of their point of view. Some people do not care at all regarding the aesthetics but there are a few who look deep into all the aspects before choosing a place. I would say you should go ahead with replacing the windows as not only the numbers look good but also you will get a different class of tenants. It will definitely add to the quality and raise the bar in terms of standard.

Chuck B. · Answer

I would replace them.  The energy savings may be substantial and low energy bills keep tenants from moving away.

Best,

- Chuck

Marcia Maynard · Answer

We have bought vintage houses and either do the repairs necessary to make the windows function well or we replace the windows. All of our properties have either double panes or double windows for energy efficiency and each room has at least one window/door which functions well for egress. If you are restoring a historic home, get a good carpenter to correct the window deficiencies. If not, upgrade the windows by replacement.

Think about the return on investment, and prioritize: 1. Safety 2. Energy Efficiency 3. Aesthetics.  If you properly repair or replace, you will be improving a C property and if you are able to bring a C property closer to B property quality, you will find greater potential for finding quality tenants. The one thing you should not do is do nothing.

P.S. On older wood frame sash type windows, we install two easy to grasp handles on the bottom rail to make it easy for tenants to open. We also make sure all parts function during all seasons.

Randy E. · Answer

@Justin C., there may be concerns other than rent value.  In my area, city inspectors will write you up for an infraction for windows that don't open, only open halfway, or are very difficult to open.  Now, inspectors may never come to your property, so you may not have to worry about that until they do.  But when they do, they will want you to correct the problem.

I know because a property that I bought 18 months ago had been vacant for a few years.  The inspector responsible for that neighborhood had noted the long vacancy in his log book, and when he saw my guys cleaning up the place to rent, he stopped by and dropped off his business card for me to call him.  We met at the house and he did an informal walk through with me, noting some things he thought I should correct, and saying without saying which small negatives weren't worth his time if I didn't get to them right away.  It was a pleasant meeting and I learned a few useful tips from him.

I'd spend a little time and/or money now to see if you can get the windows fairly operable.  I've found that spraying some WD40 on the rope and on the window tracks sometimes helps.  I'm no carpenter, so I don't know if that will cause more damage in the long run, but in the short run it has worked for me.  If you want to keep the windows, you're going to have to put some elbow grease in there, or pay a handyman to do it.

Or, it might be time to replace them.

Daniel Mohnkern · Answer

While I like @Howard Abell's points, this would depend on whether or not the unit was already occupied and what "class" of tenants were inherited. I would be very likely to have it done if there was no currently broken glass in the windows (signifying "possibly" that your tenant does not value the property enough to be careful).  I am less likely to improve a property if I believe the tenant is just going to re-damage it anyway.   I would certainly do it right away if I was the one paying the utilities because those old windows are usually very inefficient.  If I was sceptical of the response by the tenant to an increased rent, I would either wait till it was between tenants or I would have them sign a lease for the increased amount and switch the windows out after they paid a couple of months on the new amount.  If they are great tenants, do it right away for the reasons given by Howard.

Justin C. · Answer

Thank you Howard

Strongly considering replacing windows in C grade home... good idea?

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