basic flooring in 100-150k ARV rehabs

7 Replies

I am working on my third BRRR in Jacksonville and have learned a ton along the way. I'm trying my best to learn how to streamline these different processes. I know there is a lot of discussion on this but I'm still having trouble deciding.

When reflooring a 12-1500 sqft 3/2 SFR, what is the flooring of choice for the long term?

I have done wood tile, LVP and carpet.

This last property I used LVP in the main areas, carpet in the bedrooms. Problem is, LVP is costing me $5sqft.

I feel like I'm off on my prices and would like to aim for $3/sqft. If I do tile, the subfloor adds to the cost.

Basically, what are people using as their main area flooring of choice?

What sort of price including install are you getting? I'm in Jacksonville.

@John Voychick I assume your $5 price includes material + labor?  If so I don't think it's that bad. 

I have a guy who will install LVP/Laminate for $1.5/sq ft.  So if I purchase LVP at $2.5/foot then it costs me $4/sqft installed total (material + labor). 

My suggestions to you include:

  • Find someone who will install it cheaper (OR if your installer is great, and its a great price keep him and go to the next option
  • Purchase material cheaper.  Would check out floor & decor for deals.  Lumber liquidators -- > you can setup a "pro account" for free and they give you a discounted price to buy material.  Also search craigslist for deals (see below)

To answer your question of WHICH material to use: I would say the cheapest.  Which may be the $1/sq ft laminate and then use LVP only in kitchen/bath (wet) areas. 

Another idea, and one I personally did on a previous BRRRR: I installed carpet in the bedrooms, albeit a lower grade, but felt/looked nice.. cost was $3/sq ft (labor & material installed) so I did that upstairs. Then, on the main floor (LR/DR area) I installed hardwood floors and installed myself (purchased materials for $2/ft). I only needed about 300 sq ft and I found some leftovers from a project on craigslist so I went that route and it turned out great. Kitchen was tiled, but you could easily install LVP there as well.

Hope this helps.



Originally posted by @John Voychick :

I am working on my third BRRR in Jacksonville and have learned a ton along the way. I'm trying my best to learn how to streamline these different processes. I know there is a lot of discussion on this but I'm still having trouble deciding.

When reflooring a 12-1500 sqft 3/2 SFR, what is the flooring of choice for the long term?

I have done wood tile, LVP and carpet.

This last property I used LVP in the main areas, carpet in the bedrooms. Problem is, LVP is costing me $5sqft.

I feel like I'm off on my prices and would like to aim for $3/sqft. If I do tile, the subfloor adds to the cost.

Basically, what are people using as their main area flooring of choice?

What sort of price including install are you getting? I'm in Jacksonville.

Hey John! The BRRR deals I do are a little lower in value, 80k or so, but they're also in a lower priced market. Nonetheless, my tenants love the allure flooring- stick on super easy to install vinyl planks. If some of them are damaged you can easily replace smaller sections, rather than larger areas. It's super quick and pretty cheap. Not fancy, but looks great for the price... and they're rentals! I see that stuff in houses here in CA that sell to Owner Occupants all the time!

P.S. I'm not affiliated with allure lol. I have to say that so the higher powers of BP don't flag me, i think.

thanks for the responses. Sounds like I'm over paying a bit. What I'll need to work towards is carpeting the bedrooms under $1sqft and to get lvp installed for 3-3.50. 

Looks like I'll be finding a new contractor for the next project.

Here LVP is $2/sqft average and another $2/sqft for installation so about $4/sqft give or take total.