Rental Property Investor · Phoenix, AZ · Member since 2015 · 224 posts · 50 votes
What are some good tenant-proofing upgrades that I can make before renting out a unit in my MF? I already plan to evaluate the carpet that's in there and check to make sure things like the doors have stoppers to prevent wall/door damage.
Without providing a laundry list, I think the theme is to tackle the wear points and troubleshoot the individual unit.
For example, start at the door (door mat to catch debris, good functioning new lock, perfect close and open, door stop) and work through each room with that level of detail ( example: Bathroom: new shower curtain, bath mat, caulk, new toilet flapper or overhaul kit inside, strong towel bars, etc.)
I would focus first on the low cost items that can prevent larger problems (your doorstop type theme) and then also evaluate any larger item close to the end of its useful life, especially if showing signs of problems (be it hot water heater, worn flooring, or an appliance).
I will often replace these bigger items at turnover simply because it is so much easier than doing it when a tenant is in there (think scheduling, moving their items, disruptions, etc).
I'm sure the snarks on here will say the best tenant proofing is good screening before you rent :) I personally like tile floors...I have given up on wood...laminate and carpet...provide extra air filters for the AC unit (unless you use replacing them as a reason to go by and check out the place every few months) fire extinguisher in the kitchen...make sure smoke detectors are installed and working properly ...if it is a single family be sure the tenants know where and how to shut the water off ...
@Zana Blue Snarks need not apply ;-) I'm more interested in ideas like you provided. Thank you. Why did you give up on laminate as a cheap, somewhat durable option?
I like tile best for long term buy and hold rentals...durable and better in a beach town...if I was planning on selling in a year or so I would go with laminate that looks like wood planks as that is very popular here...
Without providing a laundry list, I think the theme is to tackle the wear points and troubleshoot the individual unit.
For example, start at the door (door mat to catch debris, good functioning new lock, perfect close and open, door stop) and work through each room with that level of detail ( example: Bathroom: new shower curtain, bath mat, caulk, new toilet flapper or overhaul kit inside, strong towel bars, etc.)
I would focus first on the low cost items that can prevent larger problems (your doorstop type theme) and then also evaluate any larger item close to the end of its useful life, especially if showing signs of problems (be it hot water heater, worn flooring, or an appliance).
I will often replace these bigger items at turnover simply because it is so much easier than doing it when a tenant is in there (think scheduling, moving their items, disruptions, etc).
I use good quality faucets and toilets. I figured this out a long time ago, I don't get leaky faucet or clogged toilet calls. I still like laminate although the newest breed is a plastic base reported to lay faster and last longer.