Rehab -> Buy and Hold (Mother in Law, Ogden UT)

15 Replies

Diary of Rehab / Buy and Hold:


I thought I’d post my (minor) rehab to this forum. This website has really helped me out and I hope this will help someone take the plunge a little bit more comfortably. I’ll attempt to keep you updated on my going-ons of this rehab. I hope to go through most things with you in terms of both scope and cost. I have a kitchen I must remodel, two bedrooms that need painting, an interior door that needs to be added, and a small home inspection list that needs to be completed.  Please give me criticism / ideas / responses, if you have time.

I will warn you in advance that A) I have a full time job and B) I spend a lot of time in the mountains with friends to make me happy. In other words, this will be slower than a lot of other people’s rehabs. Also, I will be doing this work by myself except for the few times I can get some friendly help. The goal is rent ready by Feb 1st.

My first step is to paint the two bedrooms. One was orange and one was dark gray. Below are the costs of doing both. I have a ton of tools to work on cars and to work with metal, but house rehab is new to me and I don’t have a lot of tools that can be used for that. So… I’m putting costs into two categories: consumable and non-consumables (after 6.85% sales tax, Utah). Consumables being the stuff you’re going to have to buy every time unless you have extra. Non-consumables being tools that hopefully you buy once and store til your next go around. I’ll also tell you what store I bought stuff from. I know HD and Lowes are more expensive than other places.  If I find places with great deals, I'll let you know.  I have photos of the receipts if you are interested in more breakdown. I guess I’m just trying to provide you with an idea of costs.  I’m trying to do all my rehab under $3k in consumables. Hopefully less than $3k in total.

Second step is to plan the kitchen.

Without further ado, the breakdown:

Bedroom Paint:

Consumables: $397.63 (Home Depot / Lowes)

Non-Consumables: $147.20 (Home Depot / Lowes)

The wall area of both rooms is around 700 sq ft (350 sq ft each). Each room is basically 10’ x 10’ with 8’ high walls.

These costs includes 5 gallons of off-white flat paint, 1 gallon of ceiling paint, and 1 gallon of semi-gloss white for trim. The off white paint is Glidden paint + primer. I asked for the most common off white color and kept the paint color receipt. I chose flat paint because I think it looks better. The opinion seems to be half and half on whether to use semi gloss or flat in rentals. Much of the opinion could be centered on rental rate expectations and ability to touch up. Use the search function to find opinions of other BP members.

I consider brushes and plastic ‘down cloth’ sheets to be consumables. Besides paint, these are the other expensive consumables.

Photos: (see next post)


Kitchen (View 1):

Stove Top:

Small Oven:

Kitchen (View 2)

Bed 1:

Bed 2:

Door Issues:

Immediate questions:

- Source for cheap interior doors to replace these damaged doors? (Haven't searched BP yet)

- Small oven + Stove top.. do these have a negative effect on rent?

- Painting Stove top and Oven.  Thoughts? 

Kitchen Plan:

- Tile flooring

- New paint on cabinets

- New hardware on cabinets

- New Formica counter tops

looks like a nice little project!  Good luck.  One suggestion for the paint would be to use a satin finish. Not as shiny as semi-gloss but can be cleaned (wiped down when they get dirty) unlike flat paint.  Also those brown lauan doors should be pretty cheap no matter where you get them (HD or Loews).  I don't thinks painting the stove or oven will work. If you are going to paint the cabinets and replace the counter tops, it might be a good idea to upgrade the stove top and oven to something modern.  "Kitchen and bathrooms" sells houses and I would suppose that would also apply to renting as well.   

Originally posted by @Andrew Whicker :

Immediate questions:

- Small oven + Stove top.. do these have a negative effect on rent?

- Painting Stove top and Oven.  Thoughts?

Used appliances are so cheap on KSL that I wouldn't spend the time or money trying to paint them and hope they come out right. I may even have some extra appliances I could let go cheap after the holidays. 

Thanks for the post/pics, looking forward to your future pictures and matls used.

Congrats on jumping in.

A few things.

As @Mike Palmer  says, watch KSL for things you might need including consumables.  You can often find lots of building materials for cheap.

With the old '70's cooktops, we have left them in place until they fail.  We haven't noticed them impacting rents.  The elements are very expensive, so when they finally die, we open up the cabinet & counter to accommodate a free standing range.

Consider patching and painting the veneer door.  I've found that a new door does not match existing and stands out more than a painted one.  These old slabs are kicking around used as well.  I've also flipped them.

Some other sources:

  • ReStore, SLC
  • Door & Window Bargains, SLC for custom pre-hungs
  • Online (eBay) for cabinet hardware
  • Mark-a-Newt, Ogden for appliance advice (KSL is cheaper for used appliances, but these guys are very helpful on the fix/replace decisions)

Good luck!

Thanks for all the replies!

I'll keep the old oven and top then.  I think the oven looks cool anyway.  Stove top and hood are kind of lame.  But, who knows maybe that's just me?

I didn't even think about repairing those doors and painting them.  But, those pre-primered doors were only $35 a piece and I only need 3 of them and I think the house will look a lot better.  

Do you use semi-gloss paint on the doors?

Here's a photo of some typical dry wall damage.  Is the standard mid range rental idea to just paint over it or repair?  How do you like to repair?  New section of dry wall?  Spackle like crazy?

Drywall Damage (top layer torn off):

Video #2:

Again, thanks for all the help!  You guys are awesome.


@Joe Mulcahy  

@William Hochstedler  

@Mike Palmer  

Hi Andrew! Yes i would use semi-gloss on doors and trim. Semi-gloss cleans up the easiest. A nice bright white would look best. Or if you are not going to paint all of the drywall, you might want to match what is already painted on the exsiting trim.  The drywall can be easily fixed by a little spakle. Don't apply it too thick because the thicker it is, the more sanding you have to do to smooth it out before painting.  Good luck! 

Brief update:

Patched a hole in the wall. 



I'm not sure why they accessed this pipe.  I don't know what the pipe is for.  I'll have to look into it.  It's coming from the basement.  There didn't seem to be anything wrong with the pipe though..

Also fixed the gap in the trim by hammering the trim and using screws.  The screws are now putty-ed over, waiting on paint.

Removed door knobs from the old doors.  I've got three styles / colors of door knobs from three doors!  Are door knobs the type of the thing that Habitat for Humanity stores would stock?  Good sources otherwise?  Screw with it at all?

Door knobs:



PS:  It was a quasi powder day today at Snowbasin and I still was working on the house.  Dedication, baby. 

Cost Update:

Consumables w/ tax:  $533.97

Non-Consumables w/ tax: $326.78

You can probably ignore the non-consumables to a point because I have some tools that you may not and vice versa.  


12.30.14 Update:

Consumables: $562.18

Non-consumables: $353.44

Total: $914.79

Started taking cabinets and range apart as prep work for painting.  Sanded down patched drywall.

What do you guys do with this paper glued down in your cabinets?  I want to repaint cabinets...

Kitchen progress:

Video of progress:


Hi all,  

A few friends were nice enough to stop by today and help me knock some things out.  We removed the ugly backsplash, sanded all the cabinet doors (~30), and knocked down the top part of a half wall in the basement!



Happy New Year!!


Update 1/5/15

Since the last post we've done the following:

- Started removing laminate flooring (decking underneath)

- Sanded cabinets

- Patched a few drywall holes in the basement

- Painted stove range and hood

- Removed laminate backsplash


The paint for the range and the hood was Rustoleum High Heat (Home Depot).  I started at 220 / 240 grit and moved down to 400 grit.  

To remove the laminate we used a Sawzall with a putty knife like attachment.  This worked really well.  We scored the laminate using a circular saw because there are two layers of laminate and a box cutter wasn't doing it.  I bought a floor scraper but that didn't do anything.  I wouldn't even bother.





I'll spend some time soon and get these broken down.  I need better categories than I picked before.


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