Investor · Rocktown, IL · Member since 2012 · 238 posts · 69 votes
I've been rehabbing one side of a duplex, and have just begun looking for kitchen cabinets. I've read some of the cabinetry-related posts via the BP search box.
I am realizing that I know quite a lot about higher end cabinets, but very little about the inexpensive end of the spectrum. The look of IKEA can be striking, but as soon as I open doors and drawers on the display floor models, I begin to worry about the quality.
I've looked into a few online RTA companies, and have gotten a couple quotes for some lower end units that seemed oddly expensive.
I have nothing against using big box home store cabinets if they are decent.
What kind of cabinets are you installing on rental units?
Hi Kurt, I have been in the cabinet industry most of my life. I have designed kitchens and baths, installed the cabinetry and even manufactured my own cabinetry. I have purchased from and worked in the big box stores as well as smaller cabinetry retailors.
First, it depends on how high a quality you are wanting to achieve. In my properties I strive for a good match between price and quality. Cheap cabinets are not a good value if they fall apart in a couple of years through use.
I use American Woodmark cabinetry which I purchase from either Home Depot or Lowes, Lowes sell them by another name though, they are special order and take approximately four to six weeks for delivery. Merrilet cabinets are along the same quality as Woodmark and are found through other retailers. These are middle ground in quality and have a decent price. With cabinetry you get what you pay for.
In stock cabinetry I only buy for commercial buildings such as Hair salons and small break rooms.
I also only use Granite counter tops, They last forever, look great, and if you shop around you can find granite for a good price as I have. Do Not Buy granite counters from the big box stores. You will pay twice the price you could get them for elsewhere.
Nice kitchens and bathrooms are a great way not only to increase the value of the property but also demand a higher rent price. It is one of my own pet peeves and I have always gotten tenants within days of advertising and the amount of rent that I have asked for. My tenants love the properties and feel a sense of pride to live in them.
So unless your properties are in a war zone. This is what I would do.
I always, when possible, repair and refinish existing cabinets. Most of the time the boxes are fine but the doors need work. For example, on last project I removed the doors, added shaker style moulding to the outside of each cabinet door and drawer giving the old flat panel doors a new look. Sanded, primed, painted a new color. Replaced hardware (hinges and added pull knobs). And I ended up with a night to day transformation.
Or you can try the local Habitat Restore type of place and hope to find something better
Easy answer: plywood. Lowe's and HD in-stock cabs & lam countertops are particle board, and won't stand up to the rigors of a rental. I like the granite tile over 3/4 ply; I just did that with porcelain tile.
I personally like HD and Lowe's in-stock cabinets for resales but I totally understand what you mean about quality concerns for a rental. My 5-year-old likes to "ride" on cabinet doors and could destroy most cabinet hinges from IKEA, HD and Lowe's in a few weeks, if not days. Still, I have installed the HD and Lowe's in-stock cabinets in many homes with few problems, even with rentals.
The most important thing to remember is what do buyers/renters expect in your area and price-range. It's very rarely about what you or I might like or want. If there is a general expectation of color, function and quality in your niche market, then that's what you do. You will attract the most people and then get to be more picky about your tenants. With a flip you will simply sell the home faster. Show 3 sample kitchens to a couple experienced agents in your area or to a few property managers. That will help you know what's trending in your area. You can also stop by a few new model homes in your area in the right price-range to get a feel for your buyers or tenants. Hope that helps.
Below is the last kitchen remodel I did with Lowe's in-stock shaker-style cabinets. Not all Lowe's stores in my area carry this style but I found just what I needed in 2 stores within 30 minutes of my project. Cabinets were about $2300 if I remember right.
If you go with granite for your rental, be sure to ask if they have remnant pieces. Which will be much cheaper. Some places will have a wide sselection of remnants. In my case I found a place that had the exact granite I was looking for in a remnant piece!! Captain frugal!!
I have used Lowe's and Home Depot cabinets in my last few rental remodels (although I prefer Home Depots cabinets). The have held up well and are nice enough for the area my rentals are in. My tenants and their guests have commented on how nice they look.
As far as countertops, I have been using the laminate slab countertops from Ikea. They are cheap, durable, easy to install, and look pretty good for being laminate. I have been tempted to try Ikea's cabinets - but I am not convinced on their durability.
I have just found a distributor in my area that sells RTA all wood cabinets. I plan on checking them out soon for another upcoming rental remodel.
In the new england region, Home depot offers a special order program for cabinets. "kitchen kompact" Not sure if other areas of the country offer them or not, but i get them in 3 days, AND they're a better quality than the in stock cabinets, and most importantly cheaper. even with the 20% off incentive we offer