Upgrade bath floors before or after move out?

Question

I'm wondering whether to upgrade the bath floors before or after the tenant moves out. My current tenant is coming up for renewal and I'm not sure if she's staying (during the interview she stated 1 year to get her credit and savings together to buy a home). I'm conscious of her preparing to move during the last month so that among other things is my hesitancy. But I also don't want to lose any days should she move on the very last day of the month. I know I can get in with 24 hour notice to do repairs or inspect or whatever necessary, but what are your thoughts on upgrading say the first week of her last month?

Thanks in advance.

Jake Thomas · Answer

@Arthur Banks Personally I wouldn't make any changes until the tenant has moved out completely. What if the tenant does damage to it and now it has to be changed again?  I know you don't want to lose any days but you should budget for some vacancy between tenants to turn the unit.

James DeRoest · Answer

Are you a masochist? Do upgrades when they've gone. Especially a bathroom floor.

Arthur Banks · Answer

@James DeRoestI don't understand the question

@Joseph Catalano@Lynn M.Good points. But I guess I failed to mention the tenant is often gone for several days each week. My bad. So it could've been done during any of those times.

@Jd MartinSorry you had such a rough time. My last turn over I had to do next to ZERO painting, cleaning. The ONLY things I had to do was patch/paint a small nail hold (done as quickly as the mud dried) and re-hang a towel bar. Soooo, not sure where you got I would do a half way turnover.  A full walk-thru was done. Plumbing, electrical, cleanliness, etc. The tenant moved out early in the day, left the place almost exactly how they found it (minus the above). I spent the day doing my full walk-thru and the apartment was technically ready for the next tenant. Not every tenant will do that but I've had the pleasure.  So I guess that's how I legitimized it.  What I said is I don't WANT to lose money. Who does? If you don't mind losing money throw some my way. So if I can avoid losing money I'm all open for it.

Thanks again for the responses. Like I said I had already leaned towards waiting until move out but wanted to pull some thoughts. I've had a landlord upgrade while still living in the place.

JD Martin · Answer

I just did a bathroom floor with the tenant in the house (she made arrangements to stay with a friend over the weekend), but it had to be done as the tub had sprung a leak and the vinyl stick-down tiles had become ruined. The job sucked, big time. Aside from the massive time crunch, other problems cropped up as the bathroom was stripped down - a water line snapped in the crawl space; some drywall had to be replaced; etc. We got it finished in time for her to reoccupy, but it was a rough job.

Personally, I don't see how you can legitimize moving someone out today and moving someone else in tomorrow. At a minimum, all units need to have paint touch up, cleaning, inspection of systems, etc. I wouldn't want to be a tenant of a landlord so in need of every last penny that they would skip what I would consider a basic run-through of the unit before putting it back on the market. Think of it this way - how would you like to pay market price for someone's trade-in at the car dealership if the dealership took the trade in that morning, hung the keys on the wall, and sold you the car that afternoon, without anyone looking it over?

Lynn McGeein · Answer

Has she already given notice? I've had tenants for over 4 years who initially interviewed saying they were buying a home in a year, so she might very well be there a while.  Plus, you seem to be saying you want to work on the bathroom floors while a family with children lives there but don't expect them to use or potentially damage the floors while they are in process?  Especially if you are tiling floors, you don't want children walking over it while the mortar sets or the grout is finished, and I doubt seriously that they want their use of facilities disturbed.  The only time we've changed flooring with a tenant in place is when there was damage to the floor and it had to be done.  We plan upgrades during a turnover, and you can get a lot done fast if you line it up properly.

Joseph Catalano · Answer

I fully agree with both @James DeRoestand@Jake Thomasdo the work when they are gone.  There is nothing worse than having a tenant living with a half functioning bathroom or even worse without a bathroom.  Because what I have learned is that something will go wrong when you are doing constructions.  You never know what lurks in the walls or in the floors, especially in a bathroom.

Arthur Banks · Answer

@Jake ThomasI thought about damage. But then thought if she damages the tile, I did a very poor job installing and/or it's intentional. I planned to use the same tile as I use in the common hall.  Very durable.  Plus I've inspected the property a few times since she's been there. Other than being a bit sloppy, she isn't damaging, even having kids.

I have budgeted for vacancy, but if I don't have to have any or less... more money in my pocket.

I am leaning towards waiting until move out. Just easier and less burden.  But wanted others opinions.

Thanks for your response.

Upgrade bath floors before or after move out?

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