How often to replace carpeting ?

Question

How often do you replace carpet in your houses ? Obviously carpet can be destroyed ,but if it is older dirty. is it better to just get it cleaned good ? or is it better to spend the extra and get it replaced for a quality tenant ?

Ryan B. · Answer

Once, with anything but carpet.  Not being a smartass, carpet just gets destroyed.

Thom H. · Answer

Winston, there are obviously lots of factors that would come into play in carpet replacement decision.  I have multi-units that I'll get three or more turn-overs before replacing by steam cleaning the carpets between tenants. I have others that rarely turn over, and the carpets are 10+ years old, and still look great. I've also had a couple of nightmare tenants that stained the rugs in a one year lease, that required me to replace after one year. My bottom line, if they look worn or have significant stains, they come out and get replaced. A clean newer unit will rent much quicker. The quality of the rental unit itself also determines the quality of the carpet and padding for me. That's a question of competition in your area (higher end may require higher quality and more frequent change outs). Hope this helped.

Gene Hacker · Answer

Unless I am rehabbing to sell I never will install carpet.  I leave it in as long as its serviceable but then its gone.  I always go with...tile, laminent, or stained concrete...depending on the location and subfloor.

Many tenants bring in either rugs or reminent carpet to put over the hard floors.

In 10+ years I can only think of one perspective tenant which made it an issue, but there were other qualified tenants so it was not a problem.

Ritch Shepherd · Answer

Hard flooring would be great for every rental, but it's not what most tenants want.  Make sure you go with an inexpensive dark tan, or brown, it will last much longer.  Look on craigslist, and you'll find several options.

David Niles · Answer

One thing alot of people dont know is, your pad should be matched to the type of carpet you are using, most just think a better thicker pad is better when instead it could actually cause you carpet to fail faster by allowing the backing to be broken down quickly, a Google search will answer more specifics as to what lb with what type etc.

Account Closed · Answer

I have a large 74 unit property spread out over 14 acres in side by side brick duplexes as well as other property near where I live and I have not replaced carpets in years slowly but surely I am phasing them out for both hardwood floors and tile. I have never been lucky enough to get carpets to last more then 3 to 5 years even with the best tenants.
   The tile floors I put in 15 years ago are still going strong. I have had a few break over the years but very few. Abandoning carpets was great. When I do showings in higher end units I have been known to do a few throw rugs to show the units better. When I rent I pull the throw rugs and use them over and over for  the next showing.  I had a few tenants ask what happened to the throw rugs that where in here a few times and I just say the carpets are for showing the property how ever they are for sale if that is something you would like.  I will sell the carpets at a discount to get there business if I have to but its ok. The carpets are cheap you can get a runner for about 30 bucks and a large living room carpet for 150 to 175 dollars. For 200 to 400 you have your throw rugs for showing units and they roll up easy.  Large complexes often have show units that are decorated and sell the unit to a tenant.  Decades ago when I used carpets when I was still learning this business I would buy cheap carpet and put heavy pad underneath creating a carpet that feels a lot better then it is.  Today I absolutely donot use carpet unless its a luxury unit or a commercial unit that requires it.  Over time I have never had trouble renting units with tile or hardwood and the investment has paid off. Right now I am doing a rehab and its a 2800+ sqft craftsman bungalow and all the floors luckily are hardwood under the carpets i ripped up. The entire basement and kitchen and bathrooms will be tile. The living room dining room and 4 bedrooms will be hardwood floors. One bedroom has damaged floors so I am spending the money to put them back. I own the nailer to put down flooring and I have a guy that works for me part time he is a great carpenter for the 14 bucks an hour I pay him.  I know this might not directly answer the question but I rarely ever got 5 years out of carpets in my apts. Unit by unit I made the capital improvements.BTW if I have put carpets in a unit it was probably a fix and flip and not a rental.
  Happy New Year

Jon Holdman · Answer

The IRS says five years.  Assume every three years.  If you get more than that count yourself lucky.

How often to replace carpeting ?

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