If this was your kitchen size, how would you remodel it?

Question

It is a small kitchen, just enough room behind me for a dinner table. I read granite is best for long lasting counter tops for renting it out. Really mixed on floor. I mean would you leave the kitchen as is with new flooring or just gut the whole thing for a make over?

Ryan Murdock · Answer

Depends on your goal for the quality of the finished product.

If this is a low end rental I'd make sure everything is clean and functional and use as-is.

If you are looking for something a little better maybe leave the cabinets in place but install new laminate counter tops, sink, faucet, and mid-grade appliances. New vinyl or laminate floors go a long way towards freshening things up.

If this is to be a high end rental or flip you would probably gut the whole thing and replace with new cabinets, granite or Corian counters, higher quality floors and appliances.

Plan your renovations to be the most appropriate for your target market.

Nate S. · Answer

You're right, I am aiming for a B class. I'll go with the laminate since I'm making into a rental property. I think it's a good idea to install a dishwasher but I would have to do it myself. I meant IKEA flooring not being water proof. I want to use the property as a learning experience for other fixer uppers in the future I could do.  This is the first time actually owning a house, now I may need a new furnace I don't know yet.

Thomas S. · Answer

Garnet is a waste of money in a B class. You want laminate that is cheep and easy to replace. When tenant damage stone counters (yes they do destroy everything) it is costly to replace.

Do not outfit the property to your taste or standards, it's a rental and should be set up as one. Business first.

Roy N. · Answer

@Nate S.

No cabinets are waterproof, but those with MDF boxes would be more susceptible.

Nate S. · Answer

Only concern I have with IKEA is that I heard it's not water proof. FYI this is being covered by insurance because of the Bio Hazard clean up. The whole house is being gutted, washed from top to bottom. Even the ceiling has stripped off. I could go on high end for flooring if it's in the budgeting cost.

I want tile it up on the wall where the wall space between the upper cabinets and counter-top is.  I don't mind paying granite, having the longevity and aesthetic appeal. I'll be living there until I finish up with college. It is my long term rental project.

Thomas S. · Answer

I would paint the cabinets white, install new laminate countertops, tile back splash, tile floor.

That is as high end as you should go for a B class rental.

Billie Miller · Answer

IKEA and vinyl plank flooring! IKEA is pretty easy to install and vinyl plank is very durable. Don't over do it though. You can always upgrade single items later if you feel you need to, you can't really downgrade...

Also, have a plumber install your plumbing if you're worried about flooding...plumbing and electrical are risky to DIY.

Nate S. · Answer

I have no intention selling, but living in it, fix it up until my college is completed then rent it out afterwards. I want it between high and low end. House is 3 bed, 1 bath, 1 garage, 1 basement. This is the living room next to the kitchen, its all open space. That is the basement with a stairwell closet. I guess for clientele is military/working class families. I want quality tentants. There is a AF military base 15-20 minutes away but heard military familes dont rent as much in my town due to new housing closer to the base. I want mertials that are durable, but give it a high end look. I was thinking dishwasher but could it risk of flooding idk?

Roy N. · Answer

@Nate S.

If this is going to be a rental, first find out who are your clientele.  Are they executives in town on a term-stay who are looking for a furnished, middle-to-upper-end product or are they working-class families with kids?

Once you know the demographics of your tenant pool, your would select the trim level the kitchen accordingly.  I would only install stone (granite, cultured, or otherwise) in a higher-end rental or if I found usable seconds at an extraordinary price)

As for layout, what is on the wall to the left of the photo?

I would shrink the refrigerator to a single 28 - 32" wide space and install a dishwasher between it and the sink.   If those cabinets have good boxes (i.e. plywood) and you want to save costs, you could re-face them (or maybe even repaint).

Alternatively, if you replace the cabinets, I would look for ones with good quality boxes that you could reface down the road.  We have a local supplier who provides a couple of lines of cabinets (made offshore) which have plywood boxes and soft closers at a very reasonable price.   We have also used Ikea cabinetry in a couple of kitchens (and baths) where we have wanted to blend modern into older homes (Victorian in our case).

If this was your kitchen size, how would you remodel it?

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