What would you put in a rental?

Question

I just purchased a home that will be used in a rental property.

It's stripped down to almost nothing and needs to be rebuilt, structure is in decent shape, but the kitchen/baths ect all need redone, electrical and plumbing are also non-existant.

Are there any choicese you would make in one?

I've got access to hardwood floors quite cheap, and I figured that would be one thing (much cheaper than carpet).

Would you go electric or gas for heat?

Richard F. · Answer

Assuming a long term hold and rent, and an "average" rental (not an executive or specialty property), you should take steps now to minimize headaches and expenses over the life of the property. Utilize products with the longest design life, and the least maintenance requirements.

It sounds like you'll be doing complete electrical...pre-wiring for phone and cable is easy enough and can avoid wiring rat's nests in the future. Extra outlets, especially in the likely location of an entertainment center, and other typical appliance concentrations such as kitchen counters and potential office/study areas, and garages. Adding them to a needed re-wire is a minimal expense.  Be sure to plan for exterior security lighting as needed, and do not use the very cheapest light fixtures. They make the place LOOK like a rental. If replacing the main panel, be sure the new one uses standard breakers, not a proprietary configuration.

If there is ANY iron supply piping, replace it. No exceptions. Be sure to utilize the newer 1/4 turn stop valves, and braided stainless anti-burst flex lines and washer hoses, if applicable; and use ball valves for main and any branch mains. Do NOT buy Kohler fixtures, but do get decent, brass bodied faucets from a prominent mfg. Pay attention to the diameter of the toilet flush valve, the bigger the better.

Since you are re-doing the bath, I would not consider anything but tile. Properly installed, it will be a 25 year job. I am not convinced as to the longevity of copper vs. membrane shower pan, that's a tough call.

Also, do not skimp on a cheap stamped steel tub. When they rust out, you have to rip everything out. Plastic or fiberglass are nothing but trouble.

As to flooring, hardwood looks great, an certainly adds value, but it's big bucks to get it looking good after a tenant trashes it. Water leaks create other issues, and, in some areas, termites can too. I almost exclusively use commercial vinyl tile, all the way through. Properly installed, it too can last 30 years. If it stands up to the wear in your local Kwiky Shop, it will handle tenants easily, and look good doing it. A power buffer will bring it back to new after your worst tenants. You can be creative with this type of tile, and, it is very easy for a tenant that wants carpet to install their own remnants with double faced tape, or utilize area rugs...and take them when the leave!

For your kitchen, if you must replace cabinets, give serious consideration to plywood boxes, vs particle board. If you MUST use particle board to save $$, after they go in, run a bead of clear silicone over every single joint (do this for bath vanities too) to help prevent any water from getting to the particle board. Stainless sinks are pretty indestructible (but don't use a faucet with a separate sprayer), and spending an extra $1 per door/drawer pull will again help you avoid the "rental" look.

Regarding paint, it really makes a rental feel more like a "home" when you spend a little extra effort to paint the ceilings white, the walls an off-white, and the trim with a high gloss matching off-white. For any rooms that are large enough, such as livingroom and master bedroom, painting a single main wall in an accent color will also help attract quality tenants.

Unless there is some localized disadvantage, I would go with gas heat and appliances.

Make sure your roof is in good shape before doing all of this!

Any pics?

Dawn Vought · Answer

In terms of electric or gas heat, install one over the other if there is a big difference in price in your market.  The cheaper one to utilize will potentially attract more tenants.  For example, in my Birmingham, AL houses, I only install electric heat because it's so much cheaper for the tenants than gas.  Where I live in NY, no one wants electric heating!

Brandon Schlichter · Answer

I'll have pics this coming week, I had a agent I know in the area go out and complete a BPO for me (I bought it sight unseen) and he sent me a few pics through the windows, showing that it was completely gutted.

I'll be covering the complete rehab on my blog most likely.