Should I upgrade to laminate or carpet?

Real Estate Investor · Kirkland, WA · Member since 2013 · 42 posts · 2 votes

hi Everyone,

I am new to this website and real estate business. I have read many blogs and posts and I feel I can learn a lot here. Thanks in advice for your suggestion.

I have a condo, the old lease ends June 30th, and the new tenant asks me to replace the carpet in living room and dinning areas. I agreed.

I am not sure if I should replace it with laminate floor or carpet. Laminate floor costs about twice as carpet. Do you have any suggestions? Which one is better for rental purpose?

Thanks
Serena

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Steven Straughn

Flooring Contractor · San Diego, CA · Member since 2013 · 36 posts · 19 votes

13y

I've installed tens of thousands of square feet of Harmonics brand laminate, which is sold at Costco, and it's the best floor for the price (1.50-1.80/sf, a bit less if you get it when it's on sale, pad included). Otherwise, find a flooring contractor first and ask them for wholesalers in your area. Home Depot and Lowe's have very few flooring products that are worth what you'll pay for them.

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Andy Mallos
Bremerton, WA · Member since 2013 · 32 posts · 4 votes
13y
I prefer laminate for rentals. The cost benefit ends up being less expensive long term. Holds up, difficult to damage, looks great, easy to clean. It costs more to install, but you save money on cleaning and will install carpet several times before re-installing laminate. You can remove most marks on laminate with WD-40.
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Mike Franco
Los Angeles, CA · Member since 2013 · 555 posts · 261 votes
13y
never put carpet in dining areas. That will be nasty with food spills.

Carpet will not last either in common areas like living and dining rooms.

If I were doing it, ceramic tile > laminate > carpet.
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Brian Mathews
Contractor · Round Rock, TX · Member since 2013 · 767 posts · 389 votes
13y
Originally posted by Mike Franco:
never put carpet in dining areas. That will be nasty with food spills.
Carpet will not last either in common areas like living and dining rooms.

If I were doing it, ceramic tile > laminate > carpet.

Ceramic tile first, the entire house. I wouldn't put laminate down because if they have an animal, it will pee and ruin it or liquid will get spilled and bubble it. Carpet is ok. But will have to replace every few years and cheaper than laminate.
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Jon Holdman
Rental Property Investor · Mercer Island, WA · Member since 2008 · 22k+ posts · 14k+ votes
13y
If you have carpet in a rental plan on replacing it every three years. I'd agree that tile is really the best, especially in a dining area. You have to have good support, though, and it can be expensive to install. But its about the most bulletproof floor. I don't yet have enough long term experience with laminate, but I think that's a good choice for living rooms and such.

If tenants spill stuff and don't clean, you'll take damage no matter what you have.
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Mary R.
Investor · Tucson, AZ · Member since 2009 · 171 posts · 27 votes
13y
Check your condo rules as to what flooring you can use, and cannot use. You may not be allowed to use certain materials, especially if you are on an upper floor.
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Joel OwensBusiness Member
Moderator
Real Estate Broker · Canton, GA · Member since 2010 · 15k+ posts · 11k+ votes
13y
I like tile the best. Spend a few cents more per tile and get the kind with the non-slip surface. They have little specs baked in so that it is not smooth and slippery when it gets wet. Some of the really cheapest tile is ultra slick.

Tile is really cheap in cost but it's the labor that always gets you. If you can find a good contractor needing the money that is the key as you can get done for 1/2 or better of usual labor rates.

If you cannot use tile because of cost or are not allowed to then laminate is good. I do not like the peel and stick kind. Liquid can get in between the cracks and also the ends can come up later creating a trip hazard for the tenant. Use a whole sheet instead that is seem less as those are better.
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Jay West
Real Estate Investor · Richland, WA · Member since 2010 · 16 posts · 0 votes
13y
Agree with the above posts....best to worst...tile, laminate wood, carpet (if you have to). Laminate wood is a fairly easy self install if you are semi-handy with that stuff.
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Jon K.
Member since 2011 · 798 posts · 216 votes
13y
Definitely suggest non-slip tile. Even mopping wet tile is very slippery.

If a tenant drops a cooking pan on tile, the tile could chip or crack.

Tile does hold up better than carpet though.

Some people think tile is "cold" in a house... as in, doesn't feel cozy. In a high-end rental, tile might be a turn-off.

Pet pee or human spills can seep through tile grout. That's not fun.
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Dustin Cannon
Foreclosure Specialist · Fresno, CA · Member since 2012 · 11 posts · 0 votes
13y
how much do you pay by the foot/yard for each of the different materials? that would help but just from a common sense standpoint tile or laminate are going to be more cost effective in the long run.
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Jon Klaus
Developer · Garland, TX · Member since 2008 · 8k+ posts · 4k+ votes
13y
I don't see that anyone has mentioned vinyl plank, yet. It is easy to install and floats. I've been using Armstrong Allure for a year now, and have been happy with it. It runs $1.59-1.99 PSF at Home Depot.
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Mike Franco
Los Angeles, CA · Member since 2013 · 555 posts · 261 votes
13y
vinyl plank seems like it would be the cheapest in overall cost. Least labor intensive, and easy to fix.
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Roc P.
Philly Area, PA · Member since 2008 · 297 posts · 27 votes
13y
Vinyl Commercial Tile (vct) works great and takes a beating. I've talked to other landlords and they stated that vinyl plank works great and takes a beating, also easy to replace if one gets damaged. These guys were using this product in low end areas too!
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Serena Sun
OP
Real Estate Investor · Kirkland, WA · Member since 2013 · 42 posts · 2 votes
13y
Originally posted by Andy Mallos:
I prefer laminate for rentals. The cost benefit ends up being less expensive long term. Holds up, difficult to damage, looks great, easy to clean. It costs more to install, but you save money on cleaning and will install carpet several times before re-installing laminate. You can remove most marks on laminate with WD-40.

Thanks. It's a good point. I only thought about the initial cost.
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Serena Sun
OP
Real Estate Investor · Kirkland, WA · Member since 2013 · 42 posts · 2 votes
13y
Originally posted by M Read:
Check your condo rules as to what flooring you can use, and cannot use. You may not be allowed to use certain materials, especially if you are on an upper floor.

It's a one floor condo. I will check with HOA. Thanks

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Serena Sun
OP
Real Estate Investor · Kirkland, WA · Member since 2013 · 42 posts · 2 votes
13y
Originally posted by Jon Holdman:
If you have carpet in a rental plan on replacing it every three years. I'd agree that tile is really the best, especially in a dining area. You have to have good support, though, and it can be expensive to install. But its about the most bulletproof floor. I don't yet have enough long term experience with laminate, but I think that's a good choice for living rooms and such.
If tenants spill stuff and don't clean, you'll take damage no matter what you have.

I don't want to replace every three years. I hope it can last for ten years :)

The tenant family has a stay home mom, so I think she will do the cleaning. Tile in dinning area is a good idea. Thanks
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Serena Sun
OP
Real Estate Investor · Kirkland, WA · Member since 2013 · 42 posts · 2 votes
13y
Originally posted by Joel Owens:
I like tile the best. Spend a few cents more per tile and get the kind with the non-slip surface. They have little specs baked in so that it is not smooth and slippery when it gets wet. Some of the really cheapest tile is ultra slick.
Tile is really cheap in cost but it's the labor that always gets you. If you can find a good contractor needing the money that is the key as you can get done for 1/2 or better of usual labor rates.

If you cannot use tile because of cost or are not allowed to then laminate is good. I do not like the peel and stick kind. Liquid can get in between the cracks and also the ends can come up later creating a trip hazard for the tenant. Use a whole sheet instead that is seem less as those are better.

Thanks Joe,

I will do some research on tiles. I've never used a contractor before, where can I find one?

I plan to order the floor from Home Depot, do you know any where more cost effective?

Thank you.
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Serena Sun
OP
Real Estate Investor · Kirkland, WA · Member since 2013 · 42 posts · 2 votes
13y
Originally posted by Jay West:
Agree with the above posts....best to worst...tile, laminate wood, carpet (if you have to). Laminate wood is a fairly easy self install if you are semi-handy with that stuff.

I wish I am handy, but didn't do anything myself in the condo :)

Thank for the suggestion.
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Jon Holdman
Rental Property Investor · Mercer Island, WA · Member since 2008 · 22k+ posts · 14k+ votes
13y

The IRS says flooring in general lasts five years. If you get 10 years out of flooring in a rental, consider yourself lucky.
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Yiv L.
Chandler, AZ · Member since 2013 · 113 posts · 25 votes
13y
For my "higher end" apt rentals, I put tile in kitchen, baths, family room and hallway, and laminate wood floor in bedrooms. You can get very good laminate wood (the one feels like real wood) from Floor and Decor (if there is one around your area) for $1.3-$1.6/SF, $0.30/SF pad, and install fee is the same as tile ($1.2/SF in my case). This creates good color contrast between hallway/kitchen and the bedrooms for "high end" feel.

For lower end rentals, I put tiles everywhere, including bedrooms. HD is good place to pick up small quantity clearance tiles for good price.
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Karen MargraveBusiness Member
Moderator
Realtor, General Contractor, and Developer · Redding, CA · Member since 2009 · 7k+ posts · 4k+ votes
13y
I'm with Jon Klaus. I have a 4500 sq. ft. modern farmstyle house, and when doing my floors I wanted a wood look, but not wood. I told the flooring place that I had teenage boys that ride motorcycles, and I knew there would be times they tromped across the floor with motorcycle boots on, with rocks engrained... They recommended Shaw vinyl strips. We lived in the house 4 years and then when we moved we rented to 14 college age students, then 2 families... it's held up like a charm for 7 years so far.

It is an open concept plan, my entryway, kitchen, hall areas, are all the vinyl strips, the family room, living room, kitchen/breakfast area, dining room and bedroom on the ground floor are all carpeted. (In other words all the heavy traffic areas are vinyl strips and the rest high grade carpet)

I'd post pics, but can't seem to figure out how to do that!! Tried loading to photobucket but ?? Anyway.. I digress.
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Johann Jells
Rental Property Investor · Jersey City, NJ · Member since 2011 · 1k+ posts · 876 votes
13y
What do you guys consider "hi end" vs "low end"? Mine are around $1200. Here in the NE, you simply never see a whole home done in tile. It's unheard of. I've put down lots of 8mm Costco laminate in units, occasionally even in the kitchen, and been pretty satisfied. Some is over a decade old, and in pretty good shape. The last kitchen I did with it I used glue in the click joints, and when the fridge leaked there was no water damage at all. The attraction vs tile even in a kitchen is not having to install the solid subfloor tile needs. Laminate can go over some amazingly crappy surfaces.
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Serena Sun
OP
Real Estate Investor · Kirkland, WA · Member since 2013 · 42 posts · 2 votes
13y
Originally posted by Johann Jells:
What do you guys consider "hi end" vs "low end"? Mine are around $1200. Here in the NE, you simply never see a whole home done in tile. It's unheard of. I've put down lots of 8mm Costco laminate in units, occasionally even in the kitchen, and been pretty satisfied. Some is over a decade old, and in pretty good shape. The last kitchen I did with it I used glue in the click joints, and when the fridge leaked there was no water damage at all. The attraction vs tile even in a kitchen is not having to install the solid subfloor tile needs. Laminate can go over some amazingly crappy surfaces.

I am not sure about the "high / low end" for this condo. It's located in Bellevue WA, near Microsoft main campus. It's ok condition, I charge $1500 for the condo (3 bed & 1 bath, 1000 sf). The kitchen is tile, and I don't plan to make any change, so just the dinning, living area and hall way.

Thanks everyone for your advice. I've given up on carpet. I will do some research for laminate and tiles.

I am glad I asked the question here and get so much useful information. :)
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Serena Sun
OP
Real Estate Investor · Kirkland, WA · Member since 2013 · 42 posts · 2 votes
13y
Originally posted by Dustin Cannon:
how much do you pay by the foot/yard for each of the different materials? that would help but just from a common sense standpoint tile or laminate are going to be more cost effective in the long run.

I went to Home depot, they give me a $2.85/sf for carpet (including disposal and removal), $ $5.8/sf for laminate (including disposal old carpet, removal, installation).
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Serena Sun
OP
Real Estate Investor · Kirkland, WA · Member since 2013 · 42 posts · 2 votes
13y
Originally posted by Jon Holdman:

The IRS says flooring in general lasts five years. If you get 10 years out of flooring in a rental, consider yourself lucky.

I have no idea. My primary floor has lasted for twelve years and still in good condition. I forgot rental is different. As I said, a lot to learn. Thanks
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Serena Sun
OP
Real Estate Investor · Kirkland, WA · Member since 2013 · 42 posts · 2 votes
13y
Originally posted by Yiv Luong:
For my "higher end" apt rentals, I put tile in kitchen, baths, family room and hallway, and laminate wood floor in bedrooms. You can get very good laminate wood (the one feels like real wood) from Floor and Decor (if there is one around your area) for $1.3-$1.6/SF, $0.30/SF pad, and install fee is the same as tile ($1.2/SF in my case). This creates good color contrast between hallway/kitchen and the bedrooms for "high end" feel.
For lower end rentals, I put tiles everywhere, including bedrooms. HD is good place to pick up small quantity clearance tiles for good price.

I checked, Floor and Decor has no store in washington. Thanks for sharing the price information :)
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