Homeowner · Gary, IN · Member since 2014 · 30 posts · 6 votes
Hello everyone,
I was just curious...I've been reading a few rehab descriptions lately and I see granite countertops mentioned quite a bit--so (currently having little knowledge of such things) I'm going to assume granite countertops are a very good (or at least desirable) thing.
I'm also going to assume that the countertops in our apartment are definitely NOT granite (even though they kind of look like they are) cause--no way.
Are granite countertops more durable?
Are they usually found in more upscale properties?
Do they come all in one piece--the counters we have look like wood with something glued on top of it.
Investor · Tucson, AZ · Member since 2013 · 30 posts · 15 votes
12y
This is a picture of my latest property that I finished earlier this year. The cabinetry is American Woodmark purchased from HD. The granite was purchased from Chirco Granite here in Tucson. As far as the style granite, I chose the cheapest granite that went with the color scheme I was designing. Laminated wood flooring and mid to high end stainless steel appliances. It took four days to rent and the tenant is long term. The rent is what I asked for and the tenant did not try to talk me down and she is very happy with the property. Of course I live in Tucson and know the local market well. What works here may not work in other locations around the nation.
Flipper/Rehabber · St. Louis, MO · Member since 2008 · 489 posts · 300 votes
12y
@Kathy O. Granite countertops are good for resale and pretty durable. Majority of homebuyers want that amenity in their kitchen, although hard surfaces(quartz, marble and soap stone) are making a comeback.
My rule of thumb is you to use granite in homes that are $140k & over. Reason being you usually won't get your return in homes that are under that amount. And yes, granite countertops are quite expensive, depending on the stone, the finish, and what type of edge you want. Depending on the size determines one or two pieces.
Sounds like what you have now is a laminate countertop.
Rental Property Investor · Denver, CO · Member since 2010 · 99 posts · 42 votes
12y
@Kathy O.: Granite counter tops used to be a desirable thing in our flips. But they are not that appealing anymore as people are putting them in even for low end houses. If you were to flip a house, the best thing to do is to scout your competitors. Just go through them and see what they are putting in, then do the same on your flip.
Granite comes in one piece or pre-cut. Your contractor should have tools to cut it into whatever shape and sizes though. And prices depend on where you get them from. You could go to your local Home Depot and find out what they retail for.
Okay--I see thank you for clearing that up for me. It's 1am and I'm sitting here obsessing over granite countertops ;) Thanks for letting me know about your rule of thumb!
Thanks for the info--I'm still trying to figure out what area I'd like to focus on. I didn't think I would be interested in rehabbing at first, but it looks kind of interesting. I know I'm not ready to try that yet though.
Accountant · San Francisco, CA · Member since 2014 · 6 posts · 2 votes
12y
I installed quartz for the counter in my only investment property. It looks very nice and it really depends on the cabinets/flooring/etc. to be visually appealing.
It can be more expensive and the general rule noted above is very accurate that it is essential for higher priced homes. Just have to keep it reasonable to house value as granite prices very dramatically.
Only word of caution is ensure the vendor you use to install the granite has done it previously and comes recommended. The people who sell it typically are not the ones who install it though they have referrals. A bad contractor with bad measurement and cuts can cost the full amount of the granite two times over.
Real Estate Lender and Broker · Dallas, TX · Member since 2013 · 966 posts · 500 votes
12y
@Kathy O.:
Granite counter tops are extremely durable. They usually come as slabs, where you may have 3-4 pieces for an entire kitchen or you can even get them in 1 foot squares. I would recommend the slabs if you go in that direction. Granite is a natural product and can and will have a different look between the different slabs. Many people like this feature of granite. Slabs will come in different grades depending on your price point. For a lower end rehab, I would recommend staying at a 1 which is considered a base level.
Rental Property Investor · Mercer Island, WA · Member since 2008 · 22k+ posts · 14k+ votes
12y
@Kathy O. have a look at Home Depot, but for a MUCH larger selection visit granite stores in your area. Prices vary A LOT for different types of granite. You can also find pre-cut, countertop sized slabs that will be cheaper than starting with raw slabs. Floor and Decor in our area has started carrying these.
Homeowner · Gary, IN · Member since 2014 · 30 posts · 6 votes
12y
@Jon Holdman We stopped by Menards yesterday to pick up a few things yesterday, so I got a chance to take a quick look at their counters. They didn't have a big selection--but I did get an idea--they're nice. I like quartz too. I never heard of Floors and Décor before, we don't really have those in our area. The closet one isn't tooo far away--I'll keep them in mind for the future. I looked at their website, they have some nice stuff.
Investor · Tucson, AZ · Member since 2013 · 30 posts · 15 votes
12y
Hi Kathy, many people are believing that if a house does not have a solid surface kitchen counter, then that house is out dated. It does not have to be granite, you could choose any solid surface from various outlets. And solid surface counters will far out last any kind of laminate. I caution you to not buy granite at Home Depot or Lowe's, as I have found their prices to be almost double compared to a local granite shop I get mine from. Definitely shop around.
Investor · Tucson, AZ · Member since 2013 · 30 posts · 15 votes
12y
Also, granite installers make a template of each section of cabinetry in the kitchen, or bath, and the cutting and edging is done at their shop. They then install the counter making any finish cuts on the jobsite. It is usually a two to three week process.
Installing Granite counters will not only up the value of the home but demand a higher rent value.
Rental Property Investor · Mercer Island, WA · Member since 2008 · 22k+ posts · 14k+ votes
12y
Sorry, @Phillip Hunt but I don't believe it will get higher rent. It will make the place more attractive and easier to rent, though. I do have it in one of my rentals, and tenants do like it. But they won't pay extra for it.
Floor and Decor is a great place for tile and flooring in general. The countertops are a pretty recent addition, but they've had granite tiles all along.
Thanks Phillip, I wish we'd known about this site a couple of years ago. We inherited a house from my dear little auntie and made a few updates here and there. We completely did NOT know what we were doing. If I'd known more about countertops then, I think I would have chosen a solid countertop--at least I'm getting a better idea of what to do now.
Investor · College Park, MD · Member since 2014 · 79 posts · 28 votes
12y
Granite Shopping is like car shopping, each dealer has different color options and prices (which vary widely). I don't like to use HD since their completion date can be over a month to complete (around me). I also had numerous granite dealers who are local. Remember granite needs to be sealed and maintenance where as other countertops are lower maintenance. Bring in a measurements and diagrams of your counters and they can give you a better estimate.
Longview, TX · Member since 2012 · 368 posts · 131 votes
12y
I did granite in my recent $140K property rehab. Thought process was that it would last through years of tenants and still be in good shape if/when I list the property. Higher initial cost but hopefully lower life cycle cost.
I don't know if you can say granite in and of itself will command higher rent. I do think it, coupled with other appropriate finishes, will command a higher rent. More folks likely day "I gotta have that kitchen" versus "I gotta have those countertops".
when you mentioned dealers in your area, I did a search for a dealer near here and checked their website--they have a huge selection. When you chose granite, do you have a certain kind that you generally use, or do you choose it based on the design and colors in the kitchen?
In my area there is a definite ceiling on rental prices. People just won't go higher even if it amazing even by $50. A friend of mine made every "improvement" you can think of and it hasn't helped increase their rent value at all. The problem is that people type in a number, if your number is to high they won't see your house.
Investor · College Park, MD · Member since 2014 · 79 posts · 28 votes
12y
Kathy - a few factors go into counters; Rental or Flip, will the appeal help sell it faster, do the properties near have granite or a solid stone, cost of HD/lowes counters in comparison, thickness, design, how fast can it be done or is it an order that takes over a month to get. The last one I did was based solely on price. If i purchased XX sq ft, i got a free sink and $45 to hook it up. If i purchased the laminate option (look alike from HD) it would have been around $400-$600 cheaper but then I'd have to buy a top mount sink + install + time. The extra $400-$600 was worth it for the time saved and appeal it created in the kitchen. I agree with @Elizabeth Colegrove - if its for a rental, does the added cost bring about extra revenue? Is it a higher end rental?
Investor · Tucson, AZ · Member since 2013 · 30 posts · 15 votes
12y
This is a picture of my latest property that I finished earlier this year. The cabinetry is American Woodmark purchased from HD. The granite was purchased from Chirco Granite here in Tucson. As far as the style granite, I chose the cheapest granite that went with the color scheme I was designing. Laminated wood flooring and mid to high end stainless steel appliances. It took four days to rent and the tenant is long term. The rent is what I asked for and the tenant did not try to talk me down and she is very happy with the property. Of course I live in Tucson and know the local market well. What works here may not work in other locations around the nation.
Hi Aaron--right now it's a NO end rental--I don't have a specific property in mind I was just curious because I kept hearing about granite counters ;)
We installed laminate in the house that we do have, but I think if we had known more at the time we would have chosen some sort of lower grade granite. The people we had installing the counter dripped some polyurethane (or something) on the counter and damaged the finish--it wasn't a big spot, but it looked bad. I was trying to think of ways to prevent something like that in the future, plus I've found out that it just looks a lot better. Our house is lower end rental, but I think I still would have chosen differently.