Carpet or woodfloor for rentals?

General Landlording & Rental Properties
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Carpet or woodfloor for rentals?

Ed Perez
Cleveland, OH · Member since 2016 · 42 posts · 12 votes

Hello, I just evicted my tenants who stayed in my property for only 11 months. Unfortunately, they left my property with damaged carpet, holes on the walls,  in additional to leaving behind their filthy belongings.  Now, I'm torn between getting new carpeting or just refinish the existing beautiful woodfloor. I can save money on new carpeting compare to refinishing the woodfloor, but there's this possibility that my next tenants may do the same thing.  So, it better not to install new carpeting and just refinish the woodfloor? Any thoughts you may share is greatly appreciated. Thanks in advance. 

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Kelly N.
Investor · SE, MI · Member since 2013 · 1k+ posts · 461 votes
9y

Hello Ed,

We've decided to never buy carpet for rentals.  yes, it may be the cheaper option NOW, but  it doesn't last long and costs more to clean properly.  I have an Oreck Carpet scrubber that does a decent job on normal amounts of soil, and we rely on a local carpet cleaning company for anything beyond that, so either way we've got more time or money wrapped into clean carpets than we would in clean hard surface floors.

So far, we haven't removed carpet and found wood floors worth finishing, but if we did that is the route I would take.  We've been putting in laminate floors and vinyl floors and have been very happy so far.  They make turnover time much faster, and current and prospective tenants seem to really like them as well.  Tile is great too, but for us in MI (and you in OH) it is generally only expected in bathrooms and kitchens.

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  • Kelly N.
    Investor · SE, MI · Member since 2013 · 1k+ posts · 461 votes
    9y

    Hello Ed,

    We've decided to never buy carpet for rentals.  yes, it may be the cheaper option NOW, but  it doesn't last long and costs more to clean properly.  I have an Oreck Carpet scrubber that does a decent job on normal amounts of soil, and we rely on a local carpet cleaning company for anything beyond that, so either way we've got more time or money wrapped into clean carpets than we would in clean hard surface floors.

    So far, we haven't removed carpet and found wood floors worth finishing, but if we did that is the route I would take.  We've been putting in laminate floors and vinyl floors and have been very happy so far.  They make turnover time much faster, and current and prospective tenants seem to really like them as well.  Tile is great too, but for us in MI (and you in OH) it is generally only expected in bathrooms and kitchens.

    7Reply
  • Jassem A.
    Investor · PA · Member since 2013 · 1k+ posts · 602 votes
    9y

    I would either screen and recoat the hardwood (cheaper option than refinishing at maybe $1/sqft), paint it (even cheaper), or install floating laminate and/or vinyl planks over top (can be cheap and easier DIY option).

    4Reply
  • Deanna McCormick
    Minneapolis, MN · Member since 2013 · 2k+ posts · 1k+ votes
    9y

    You'd be amazed how nice you could do the floors yourself with a coat of poly. We lightly sanded our did some patching and blended in some stain and new coat of poly and looks great. I'd not do carpet. If its a older style home even the wood floors without a poly overcoat,   just blend in the stain on high traffic areas looks better than carpet. 

    3Reply
  • Kim Meredith HamptonBusiness Member
    Real Estate Broker · St Petersburg · Member since 2014 · 2k+ posts · 2k+ votes
    9y

    @ed 

    @Ed Perez I always recommend wood or tile, unless you have a C or D property and you know that they will be rough on he property, look at vinyl

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    2Reply
  • Andrew David Evans
    Atlanta, GA · Member since 2016 · 44 posts · 9 votes
    9y

    I have heard very great things about vinyl, cost effective and looks great. Regardless I would go wood over carpet, looks clean and easier to maintain.

    2Reply
  • Rio Tomlin
    Investor · Austin, TX · Member since 2013 · 19 posts · 7 votes
    9y

    Have been using vinyl planks/tiles in apartments in both the Northeast and Austin, TX.  All happy guests, easy to clean, install, replace, etc.  Also very durable.  

    First thing I did upon buying houses in Austin was remove carpet and replace with vinyl.

    2Reply
  • Kyle Nelson
    Polson, MT · Member since 2017 · 115 posts · 105 votes
    9y

    go with vinyl planks ( steer clear of planks with adhesive tabs, they have a high failure rate). Glued down is preferred, then they are easy to replace as opposed to the floating type of vinyl planks where repairs are difficult even for professionals. They will generally hold up quite well over time, I put them in seriously high traffic areas like hospitals and they hold up well.

    3Reply
  • Brendan Woulfe
    Investor · Galena, OH · Member since 2016 · 19 posts · 8 votes
    9y

    Hardwood. I decided to do all hardwood and tile (kitchen and bathrooms) throughout my first rental almost 5 years ago.  The floors haven't been replaced since and I don't anticipate having to replace them anytime soon.  

    1Reply
  • Ed Perez
    OP
    Cleveland, OH · Member since 2016 · 42 posts · 12 votes
    9y

    Hello All, thank you so much for all of your immediate attention and sharing your valuable input. That being said, you guys made it so easy for me to make a decision. It is 8 - 0 woodfloor ( 8 for woodfloor and 0 for carpet, just like our Cleveland Browns team 😂). I suppose installing vinyl planks (glued down according to Kyle Nelson) is the best way. This will save my original woodfloor as well. Thanks again everyone. You guys are awesome!!!

    .

    0Reply
  • Michael Boyer
    Investor · Juneau, AK · Member since 2015 · 980 posts · 741 votes
    9y

    I would think pulling your carpet and tack strip and refinishing the wood floor would be cost effective long term. I would explore if this is feasible and price this out versus your own time/materials (and renting the sander, doing the stain/poly coats, etc). 

    But even with the poly coated wood, you are not bullet proof, so I would provide complimentary mats at the entries and even a couple of runners and area rugs in higher traffic areas.  Buy these on sale/clearance or at the big box store and and just roll them up and toss them at the end of the tenancy. I used these on hard surface floors and have been glad I did (they get beat up but the floor underneath is preserved).

    I also advise tenants on having a rug/ pad/ protector under any sharp furniture legs and to look out for gravel stuck in your boot, etc.

    An added benefit: on the turnaround you just sweep/vacuum and damp dust/swiffer the floor and it is ready for the next tenant (provided it did not get damaged). No more carpet cleaning on this unit....

    Best of luck

    1Reply
  • Ed Perez
    OP
    Cleveland, OH · Member since 2016 · 42 posts · 12 votes
    9y

    Micheal Boyer, very good point on protecting woodfloor and the turn around on renting. Thanks so much!

    0Reply
  • Tom Ott
    Equity Raiser and Turnkey Provider · Cleveland, OH · Member since 2016 · 4k+ posts · 1k+ votes
    9y
    Originally posted by @Ed Perez:

    Hello, I just evicted my tenants who stayed in my property for only 11 months. Unfortunately, they left my property with damaged carpet, holes on the walls,  in additional to leaving behind their filthy belongings.  Now, I'm torn between getting new carpeting or just refinish the existing beautiful woodfloor. I can save money on new carpeting compare to refinishing the woodfloor, but there's this possibility that my next tenants may do the same thing.  So, it better not to install new carpeting and just refinish the woodfloor? Any thoughts you may share is greatly appreciated. Thanks in advance. 

    NEVER CARPET! Never ever ever ever! Hardwood or laminate flooring are much better. Tenants have a harder time messing it up, and it is much easier to clean. Carpet hardly lasts any more these days. 

    1Reply
  • Kyle Hipp
    Investor · Appleton, WI · Member since 2012 · 1k+ posts · 464 votes
    9y

    refinishing the hardwood floors runs me about $2.50 - $3 a square ft so essentially the same price as decent carpet installed, especially considering the extra material. A 10x10 room will cost you 120+ sq ft of material. I find Hardwood floor refinishing to be the most cost effective solution by far. 

    I will also disagree with the other Kyle. I do not like the glue down tiles as that will then adhere and attach to the wood floor underneath unless you put down an underlayment, popping a bunch of staples in your hard wood. I prefer the floating luxury vinyl plank, I even like the Allure with the stick tabs. I have not had any issues when following manufactures guidelines for install over quite a few years now at a number of properties.

    1Reply
  • Caroline Barnett
    Las Vegas, NV · Member since 2017 · 16 posts · 10 votes
    9y

    I also like the hardwood floors option better. Even in old buildings, there is often hardwood floor hidden underneath the carpets and padding, and it's worth renovating for the long term!

    1Reply
  • Gail K.
    Augusta, GA · Member since 2014 · 1k+ posts · 1k+ votes
    9y

    Many landlords avoid carpet.  Sometimes one can improve the look of a hardwood floor using products such as Rejuvenate.  Other times (as suggested) a coat of polyurethane (I like Varnathane) will help.

    Allure vinyl planks are liked by many landlords.  And yes, we use the ones that have adhesive tabs on the sides and ends and result in a floating floor.  These have been in one rental unit for the past six years and still look as good as new.   Many have 25 year warranties.

    Gail

    2Reply
  • James Wise
    Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 30k+ posts · 20k+ votes
    9y

    @Ed Perez Doing the wood floor will be a little more expensive now but will cost you much less than every other turnover. Carpet needs to be replaced semi regularly. Wood floors are a set it and forget it.

    1Reply
  • Matt Motil
    Rental Property Investor · Cleveland, OH · Member since 2015 · 1k+ posts · 880 votes
    9y

    Hard surface is the only way to go! Carpet is miserable with rentals. 

    1Reply
  • Max T.
    Investor · Philadelphia, PA · Member since 2015 · 3k+ posts · 3k+ votes
    9y
    Carpet never lasts. Refinish the wood. It should cost about the same as new carpet.
    1Reply
  • Sandy Uhlmann
    Investor · Jefferson City, MO · Member since 2013 · 309 posts · 100 votes
    9y

    @Deanna McCormick I have a wood floor that I refinished a few years ago that has lost its sheen.  What kind of poly do you recommend?  I even used a poly with a color built in over my floors and It looked great!  I will have to see how it holds up over time.

    1Reply
  • David Krulac
    Mechanicsburg, PA · Member since 2013 · 3k+ posts · 2k+ votes
    9y

    @Ed Perez

    Carpet is our last choice.

    Hardwood

    Laminate

    Vinyl plank

    Vinyl

    carpet

    (in our area tile floors except in bath and kitchen is rare)

    @Sandy Uhlmann

    We've used a product called "Rejuvenate" from Home Depot about $20 a quart.  We use Murphy's Oil Soap first to clean floors, let dry then apply Rejuvenate.  We use it for rental turnovers as well as for resales.  Lots cheaper than poly, easier to apply and can be done by your cleaning people.

    The next higher technique we use is "screening" where instead of using sandpaper, they use a screen like a window screen to just take the top coat off the floors, leaving most of the existing poly, then apply one coat of poly, dries same day.

    2Reply
  • Kyle Nelson
    Polson, MT · Member since 2017 · 115 posts · 105 votes
    9y

    I suppose it depends on the condition of the existing hardwood, I just see hardwood that was put down in 1940 and rarely see a floor worth refinishing. I've been in the flooring trade for 13 years, and base recommendations off of my experience. If your hardwood looks in good shape then go ahead and refinish, if it looks gapped andin disrepair then don't bother.

    2Reply
  • Rolanda Eldridge
    Investor/Realtor · Hoover, AL · Member since 2010 · 1k+ posts · 459 votes
    9y

    @Ed Perez..I avoid carpet on Affordable rentals..Most have hardwood floors, so we refinish.  Laminate or vinyl planks are other options..You could end up changing carpet after every tenant..

    1Reply
  • Erik Peddle
    Investor · Denver, CO · Member since 2016 · 84 posts · 22 votes
    9y

    Hardwoods all the way!  Or cover linoleum, NO GLUE! just carpet tape down the corners and replace as needed.   A great idea I heard somewhere else!

    1Reply
  • Tonesa L. Adams
    Investor · Pine Bluff, AR · Member since 2016 · 2 posts · 1 vote
    9y

    Thanks everyone for your flooring tip! I'm rehabbing a property with  wood flooring to refinish or Carpet I'm in it for the long haul so I think I am going with Refinishing.

    1Reply
  • Kyle Nelson
    Polson, MT · Member since 2017 · 115 posts · 105 votes
    9y
    Originally posted by @Erik Peddle:

    Hardwoods all the way!  Or cover linoleum, NO GLUE! just carpet tape down the corners and replace as needed.   A great idea I heard somewhere else!

     Yes, there are many good quality loose lay vinyls on the market now. One particularly  great one is Congoleum's Evolution line. Have installed 10's of thousands of square feet of it and people love it and it performs great.

    1Reply
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