What Flooring Are You Using in 2015 For Rentals?

Rehabbing & House Flipping
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What Flooring Are You Using in 2015 For Rentals?

Ben Stout
Real Estate Investor · Pensacola, FL · Member since 2012 · 136 posts · 83 votes

Over the years my preference in flooring has changed a lot. I started out with carpet, then moved to refinished hardwoods in older homes, then I started exclusively using Allure Vinyl Planks (glue ones). Now I'm not so sure. 

I've done many Allure installs with generally pretty good luck. Unfortunately, I have one house where the seams kept lifting and I was playing "whack a mole" with the crazy glue. After this experience, and due to the fact that I bought 5 pallets at $.99/sft way back when and nowadays it doesn't seem to budge from $2.09 or $1.79 (depending on style), I'm wondering if there's something better out there. I don't want a tenant moving in and immediately complaining about flooring... especially a flooring that's become so expensive. 

I used to prefer vinyl planks, because I could put all the boxes in the house, pull up tack strips, prep subfloor... then wait a day or so and lay all the flooring in about 2 days after it had time to adjust to the house's temp. It was quick and easy. 

Now I'm seeing products like this: http://www.homedepot.com/p/TrafficMASTER-Lakeshore...

At $.79 I can use a 10% off Lowe's coupon and be paying close to 70 cents for a laminate that gets great reviews. A great review like that is likely to be very well-reviewed by potential tenants as well. This is over a full dollar a square foot cheaper than Allure (more after you account for tax ) and I can make the process pretty quick by using a laminate cutter.

I could try porcelain tiles, but I just don't think houses are as appealing with tile throughout. Maybe this is personal bias. I'm thinking the way forward is a laminate like the one above and nice premium vinyl tiles for kitchens and wet areas. 

What are you guys using? What's your preference in 2015? Have you changed your thoughts over the years? 

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Paul Wurster
Investor · San Antonio, TX · Member since 2014 · 129 posts · 79 votes
11y

We've used a mix of laminate, tile, and adhesive vinyl squares in our rentals and rehabs over the last few years.

Concrete, tile, and hardwood are all relatively permanent products.  They can be repaired and redone, but they should last 25+ years.  At the other end, you have carpet, vinyl, and laminate.  They all have varying lifespans dependent on usage and the quality of installation.  We settled into laminates that were between a $1-2/sq ft because they should last longer than carpet, are repairable, and resist stink and staining better than carpet.  However, if we need it done fast, cheap and durable carpet can be bought and installed in a  day.  If time is on your side, I would probably go with laminate.  If the subfloor is crap or if you need to be done in a day or two, carpet.  

We used porcelain tiles in kitchens, bathrooms and entry ways.  It is a pain.  It is dirty, and it takes at least three days to finish.   It should last a long time with little hassle if the installation was good, but it if it wasn't, you could just be inviting more problems down the line.  The stick on tiles are fairly durable and look okay if installed well.  If they start to pull up in the corners though, remove them because they will look ghetto as all get out.  

So to answer your question, I would say give the laminate a try.  It is my go to material for our mid market rentals/ starter homes.  I have not really had a problem.  If hardwoods already exist, by all means, have them refinished.  Don't be afraid to mix and match too.  laminate in the common areas, carpet in the bedrooms, and tile in the bathrooms and possibly kitchen.  

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  • Shanequa J.
    Realtor · Houston, TX · Member since 2011 · 916 posts · 296 votes
    11y

    Have you tried the floating tile planks? Instead of using glue it is tongue and groove like laminate floors. My mom has Shaw. So far its holding up well.

    Lowes carries it.  Shaw floors at Lowes Most likely this is what I will be putting in my rentals.

    0Reply
  • Ben Stout
    OP
    Real Estate Investor · Pensacola, FL · Member since 2012 · 136 posts · 83 votes
    11y

    @Shanequa J.

     That stuff looks good, but I'm calculating it at about $2.50/sq foot. I do know some stuff from Lumber Liquidators that is similar is selling for about $1.69. Do you think it will hold up long enough to be worth the investment? 

    0Reply
  • RJ Reynolds
    Realtor · Westwood, MA · Member since 2015 · 145 posts · 67 votes
    11y

    Interesting discussion that I'd like to follow.  Do you allow pets? As that might re-direct the answers.

    0Reply
  • Ben Stout
    OP
    Real Estate Investor · Pensacola, FL · Member since 2012 · 136 posts · 83 votes
    11y

    @RJ Reynolds

     I do allow pets... except the ones that the insurance companies don't like. 

    1Reply
  • RJ Reynolds
    Realtor · Westwood, MA · Member since 2015 · 145 posts · 67 votes
    11y

    Pet owners thanks!

    0Reply
  • Shanequa J.
    Realtor · Houston, TX · Member since 2011 · 916 posts · 296 votes
    11y

    How are your other houses holding up with the flooring? If this is your only problem child, I'd continue to use it. I looked at a few old posts about the allure vinyl planks and would like to hear people's opinion about it after all these years.

    The cost might be a little too expensive for rentals. I'll have to check out LL. I hate the hollow sound of laminate and the effects of moisture so I won't use those.

    That is some cheap laminate from HD. I've never seen such positive reviews from a cheap product before. Maybe if I could find an underlayment to cut down on the noise, I would consider it.

    0Reply
  • Ben Stout
    OP
    Real Estate Investor · Pensacola, FL · Member since 2012 · 136 posts · 83 votes
    11y

    If I do another Allure floor I will absolutely without a doubt put a moisture barrier under it. I believe the problems with lifting seams comes from moisture in concrete slabs. It says it isn't needed, but I really think it is. 

    0Reply
  • Gavin S.
    Lakeland, FL · Member since 2015 · 39 posts · 10 votes
    11y

    I recommend hardwood laminate. It looks great. Installs quickly. It is scratch and burn resistant (a nice feature for rentals). This is especially true if they have pets or kids. It is very economical and it sounds like you use a lot of it so look for those sales at LL, Lowes, etc. and buy in bulk to save even more. I've never had a problem with it and I used it in both a flip and a current rental.

    0Reply
  • Ben Stout
    OP
    Real Estate Investor · Pensacola, FL · Member since 2012 · 136 posts · 83 votes
    11y

    @Gavin S. I'm starting to lean this way for sure. Have you ever used Lumber Liquidators? This is one of the ones I have bookmarked: http://www.lumberliquidators.com/ll/c/Sadlers-Cree...

    At $.59, this seems like something that could become a definite go-to if the quality is decent. 

    0Reply
  • John K.
    Investor · Madison, WI · Member since 2012 · 242 posts · 61 votes
    11y

    One step up from the cheapest carpet at Home Depot is great, it's cheap - can usually get a promotion on install as well.  Plan on replacing it every 4-5 years, if a tenant doesn't take the best care of it it's cheap to just replace.  Can also advertise a place as having "new carpet" then as well every few years when you replace it - tenants always go nuts for new clean carpet.

    0Reply
  • Che Chiu Wong
    Jersey City, NJ · Member since 2015 · 280 posts · 98 votes
    11y

    Highly dependent on your renters' expectation (Ie. How good is your neighborhood)

    Pocerlain tiles are very durable, although upfront cost can be high.

    0Reply
  • Paul Wurster
    Investor · San Antonio, TX · Member since 2014 · 129 posts · 79 votes
    11y

    We've used a mix of laminate, tile, and adhesive vinyl squares in our rentals and rehabs over the last few years.

    Concrete, tile, and hardwood are all relatively permanent products.  They can be repaired and redone, but they should last 25+ years.  At the other end, you have carpet, vinyl, and laminate.  They all have varying lifespans dependent on usage and the quality of installation.  We settled into laminates that were between a $1-2/sq ft because they should last longer than carpet, are repairable, and resist stink and staining better than carpet.  However, if we need it done fast, cheap and durable carpet can be bought and installed in a  day.  If time is on your side, I would probably go with laminate.  If the subfloor is crap or if you need to be done in a day or two, carpet.  

    We used porcelain tiles in kitchens, bathrooms and entry ways.  It is a pain.  It is dirty, and it takes at least three days to finish.   It should last a long time with little hassle if the installation was good, but it if it wasn't, you could just be inviting more problems down the line.  The stick on tiles are fairly durable and look okay if installed well.  If they start to pull up in the corners though, remove them because they will look ghetto as all get out.  

    So to answer your question, I would say give the laminate a try.  It is my go to material for our mid market rentals/ starter homes.  I have not really had a problem.  If hardwoods already exist, by all means, have them refinished.  Don't be afraid to mix and match too.  laminate in the common areas, carpet in the bedrooms, and tile in the bathrooms and possibly kitchen.  

    4Reply
  • Gavin S.
    Lakeland, FL · Member since 2015 · 39 posts · 10 votes
    11y
    Originally posted by @Ben Stout:

    @Gavin S. I'm starting to lean this way for sure. Have you ever used Lumber Liquidators? This is one of the ones I have bookmarked: http://www.lumberliquidators.com/ll/c/Sadlers-Cree...

    At $.59, this seems like something that could become a definite go-to if the quality is decent. 

    No but my parents do (almost exclusively} because they live very close to one. I have a good relationship with Lowe's and unless I notice the same thing cheaper somewhere else I tend to deal with the particular people that I know and come through for me. Time is also money sometimes. Another small tidbit: I almost always use a darker wood laminate but there are circumstances that call for a lighter wood so I have used a bamboo which can really pop and occasionally they have on sale at a good price. I'm really itchin' to use that throughout because I think it will show well. GS

    0Reply
  • DL Martin
    Rental Property Investor · Cincinnati, OH · Member since 2013 · 292 posts · 280 votes
    11y

    Great topic Ben. I love it that you are constantly "reassessing", never assuming that your mousetrap is "good enough." 

    I used to always have my eyes open for closeout laminate at Lowes . (A manager at HD told me that HD generally sends product back to the manufacturer rather than marking it down and blowing it out like Lowes does).

    I have bought ugly (orange looking Oak) 7mm, and nice (bright, light Pine)  7mm laminate at Lowes, one time for .52 cents a foot, but usually for .70 cents or so.  I would buy 800 sq ft of it, whether I needed it or not, and simply store it until I had an apartment to renew. 

    The downside is that it seems to move apart over time. I've never glued it together, but if I ever used 7mm again, thats what I would do. 

    I also run it right into the kitchens. If the tenant ruins it, I nail their deposit and replace it with some of the leftover that I stored away. 

    Now I only use 12mm laminate. The real cost is in the labor and for the money difference, I would rather just put down the thick stuff. 

    DL

    0Reply
  • Ben Stout
    OP
    Real Estate Investor · Pensacola, FL · Member since 2012 · 136 posts · 83 votes
    11y

    @DL Martin That is great advice. I didn't know that about Home Depot... I will say that I've seen some pretty cheap stuff there as late. The problem I've had with the 7mm is that a lot of it doesn't seem to snap together well. I think that's the weakness... if it doesn't snap well, I think it will definitely come apart over time. That's great thinking on the 12mm. What's the cheapest you've been able to find that? 

    Thanks for the compliment about constant reassessment. I believe it's so important in terms of what we do. I don't try to reinvent the wheel, but I'm always ready and willing to learn something. I have developed different preferences in colors, trims, etc over time and that's something that comes with experience I believe. Preferences always change as well. I also annoy myself... like last week when I went to my friend's new apartment and started inspecting his floors to see what they were using. I also scan grout lines in public places to see if they're straight. :)

    2Reply
  • Ben Stout
    OP
    Real Estate Investor · Pensacola, FL · Member since 2012 · 136 posts · 83 votes
    11y

    If anyone has this in stock in their zip code, it looks to be a great buy @ $.63/sq ft. 10% off coupon would bring the price down to less than $.57/sq ft. 

    http://www.lowes.com/pd_66801-35938-LF000560_1z11o...

    0Reply
  • Bryan N.
    Investor · Hampton Roads, VA · Member since 2014 · 1k+ posts · 418 votes
    11y

    @Ben Stout

    I love the idea of click lock vinyl planks but can't get past the price.  I used the stuff below in rentals and tenants love it.  I buy the medium grade underlayment which prevents the "cheap clicking" sound when you walk on it.  I have this in my house and rentals.  Best part.... If they totally trash it I can replace it myself for $300.  I keep a box or two laying around in case I need to replace a board.  It hides scratches, chips, and install damage well.  I still carpet stairs and second floors, because I haven't really tried anything else. Tile in bath and kitchen whenever I can. 

    http://t.homedepot.com/p/TrafficMASTER-Glentown-Oa...

    2Reply
  • Ben Stout
    OP
    Real Estate Investor · Pensacola, FL · Member since 2012 · 136 posts · 83 votes
    11y

    @Bryan N.

     Awesome recommendation. Do you use a laminate cutter? The guillotine style one? They look to make the process super fast. I'd imagine with a jigsaw and a little experience, one could get pretty quick at dropping floors. I have seen a guy go so fast with a chop saw that it made my head spin, but I was also very sick of cleaning up sawdust after a while. 

    0Reply
  • Bryan N.
    Investor · Hampton Roads, VA · Member since 2014 · 1k+ posts · 418 votes
    11y

    Compound miter saw and a portable table saw.  Nail gun for the quarter round.  It's a pretty simple project.  

    0Reply
  • Jason Wiles
    Investor · Augusta, GA · Member since 2012 · 26 posts · 2 votes
    11y

    I use tile in any "wet" areas and the entrance ways. I still carpet the rest. I use sherwin williams flooring and get the carpet and pad for about $1 - $1.50 sqft. It is good carpet and cleans easy. 

    0Reply
  • Ryan Lott
    Specialist · Atlanta, GA · Member since 2015 · 26 posts · 7 votes
    11y

    I've found that the most cost-effective solution is to find a manufacturer or distributor who is willing to work with you on picking a good long-term solution and then standardizing your flooring (as much as possible) across all of your properties.

    Currently buying this for hardwood: Mannington Residential AMPLG05NA1 $2.98/sf

    and this for laminate: Lockport NEU1408 Cherry $0.84/sf

    Very few issues with both! Don't forget to order underlay (I've done it plenty of times)!

    2Reply
  • DL Martin
    Rental Property Investor · Cincinnati, OH · Member since 2013 · 292 posts · 280 votes
    11y
    Originally posted by @Bryan N.:

    Compound miter saw and a portable table saw.  Nail gun for the quarter round.  It's a pretty simple project.  

    This flooring saw is one of my favorite tools. I have a $600.00 Makita double compound sliding miter saw and I use this little saw instead, whenever I can. Lowes has it for $149.00. Lumber Liquidators sells a near duplicate for about the same price. 

    @Ben Stout   

    I drive to Los Angeles to get my 12mm laminate. I buy it from a wholesaler, right off the boat from China. It comes in sixteen colors and I pay .99 cents/sq ft. There are no model numbers or manufacturer markings on the boxes. The foam pad is $10 for 200 sq ft.   

    DL

    1Reply
  • Ben Stout
    OP
    Real Estate Investor · Pensacola, FL · Member since 2012 · 136 posts · 83 votes
    11y

    @DL Martin I have to get one of those!! Wow, all the way to LA for flooring... I know a guy who did a lot of flips in California and he'd get his cabinets the same way. 

    0Reply
  • Mike H.
    Rental Property Investor · Manteno, IL · Member since 2009 · 2k+ posts · 2k+ votes
    11y

    I use tile in the kitchens and bathrooms.  I figure $7/sq ft for labor and material. $4 for material, $3 for labor.  I go with the nicer tile because I figure that will last and it looks good.

    For the rest of the house, I typically go carpet. Lowes, medium grade brown/tan frieze. $1.25/sq ft with the $75 whole house install. Requires the pad so I end up paying about $2/sq ft. I've had great luck with this stuff.  I think I might have had to replace two rooms so far for damage. When I do, I don't replace with carpet though. Then I throw in the laminate.  

    I get the gunstock from lowes at $1.80/sq ft. Comes with the underlayment attached. Real nice quality though. Looks great and feels much better than that menards junk.

    http://www.lowes.com/pd_391785-19871-AR137_0__?pro...

    The one exception I just made recently is on a house where I opened up the wall between the living room and the kitchen. The rooms were wide and not long so I didn't want to have carpet then tile now that the wall was open. Thought it would ruin the whole concept of being an open floor plan. Didn't want to tile the entire space either. So I'm trying the vinyl plank click/lock stuff.

    I bought mine from lumber liquidators. Was a little price at $2.10 but I went with the thickest stuff they had (5mm). When you add in the underlayment, I'm not real happy with the price. But I don't want to put laminate in a kitchen either.

    I don't know that I liked the cheaper stuff because it just seemed so flimsy. And this stuff seems a step below the laminate I normally put in. So, to me, I think I will continue to use tile in kitchens and bathrooms and carpet the rest - other than situations like this.  Then I might use this stuff again. Looks good and I definitely like the idea of the click/lock stuff to avoid all the issues I hear about the glue kind.....

    And if I have a house that already has hardwood in most of it, then I'll probably stick with my laminate. I'd must rather have the laminate than the vinyl......

    0Reply
  • Jon Lafferty
    Investor · Woodstown, NJ · Member since 2014 · 123 posts · 43 votes
    11y

    I've used allure in my last 2 rentals because I got a great deal on one of those black Friday sales. I think it was .99 sq ft. I just wrapped up the install on a never ending rehab I'm just wrapping up and I'm pretty happy with the results. 

    Allure in Bath and living room / dining room

    carpet in BR

    tile in Kitchen

    2Reply
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