Hi All!

Quick question here. My flip partner and I have different opinions on how to finish off a bathroom. Ranch home 3/2, tiny 3 piece bathroom on the entry level (see photo). This is a Pontiac tax auction home acquired for 25k with an ARV of 80k undergoing approx a 20k rehab.

1 opinion says to add glass door to tub/shower (cost $500), other says keep it simple and roomier with just curtain rod and let the buyer finish it off. What say you? New tub, vanity, fixtures and toilet with large grey tile tub surround going in. 

Thank you for your thoughts!

I would stick to the shower rod and save the extra money if the quality of work and materials are good it shouldn't make a big difference.

I would stick with the shower rod and curtain. It gives you the ability to "update" the bathroom for an affordable price in the future while the tenant can choose to change it if they would like. Overall it's cheaper and you will not see the return by spending the $500.

Shower rod for me too. The small bathroom will look bigger and the tile work will pop out.

I don't think that a shower door will add value or help you sell faster. Save the $500. 

The argument for the door is that it'll prevent water from getting out of the shower area and damaging the floor. Though it makes it harder to give kids a bath. So it depends on which type of tenant you'd be renting to, but you're flipping so that doesn't really matter.

Some people do not like doors on the shower. Will the $500 shower door increase the value of the property at all? I would say no. In a small bath like that, I would definitely keep just the shower rod. Since you are selling it, any future issues with water are not your concern.

This 50s bath doesn't deserve a glass door. 

What it deserves though is to switch the valve on the opposite side of the toilet so u don't have to reach over the toilet to turn it on

U are welcome

I personally think that a clear glass shower door looks better, but it honestly depends on what your comps look like. If everyone is using a shower door, than chances are that's what the expectation will be for potential buyers.

Great post @Bill Bodziak for this post I would suggest just going with the shower rod, one that bows out to give you that expanded feel.  Keep cost down and do a simple vanity, new toilet, an over head recessed light, and simple white subway tile all the way up, or throw a shower insert in there and be done.

I have a rental that I'm keeping long term, I did a $1400 Mr.Shower Door assembly, thicker glass and frameless.  If it was a flip I may still have gone with it, but these days you just never know what the buyer is thinking.

For example, my day job is property management.  I help my company with two buildings, one has shower doors, the other does not.  The building with shower doors, during tours, prospects either love them or hate them, there is absolutely no in between. Granted the buildings shower doors are the cheap Home Depot ones, with ugly frames and frosted glass.  

My real estate teacher once told me, buy cheap and rent cheap.  I prefer the latter, buy cheap, fix nice, rent high.  This is also dependent on neighborhood too.  

Look at how shower doors open.  With the clearance in that bathroom it will be tight getting in and out.  People of size will have a hard time.  We just bought three duplex that have shower doors in them.  One of the units was unoccupied and the doors to the shower were in the closet.  Talking to the tenant in the other unit we found out the former tenants were big people.  They couldn't get into the shower with the doors so the put them in the closet.

Another thing to consider.  Many shower doors require door stops.  These need holes drilled into the wall.  Once these are in place it's hard to go back to shower rods without redoing the whole enclosure.  That is unless you don't mind silicon blobs here and there.

We replaced the existing super cheap doors with a slightly higher quality door.  Sterling Finesse about 200 bucks at the big box store after coupons.  Took more time to clear off the old caulk than to do the installation.  Hope this helps, good luck to you.

Curtain.  And move on to more important decisions or you will drive yourself nuts and spend too much time with the little ones.  Sorry for the tough love but I had to be told the same early on and it helped me.

Thank You all! No door it is :)