All Forum Posts by: Brian Pecyna

1. I like to install LVP and midlevel countertops and cabinets. For my market that looks like wood, soft close cabinets and granite countertops. They all meet the balance between durable, aesthetics and getting a good value on your work.

2. I would 100% convert that loft to a 3rd bedroom. Going from 2-3 bedrooms are one of the biggest things you can do to increase ARV in a house. It'll up your rent and your ARV when you turn around and sell it. A couple grand will get you that third bedroom.

Thanks for the feedback, Kyle! I really appreciate it. We are going with the LVP and a little bit cheaper countertops to stay under budget. We got a quote for the 3rd bedroom at $5,500 inclusive of drywall, new door, building the closet and any electric work that needs to be done etc. That seems a bit high to me. I definitely want to add it at some point.

1 Vote

Aurora, Illinois

Quote from @Alan F.:

Quote from @Brian Pecyna:

I own a 2 bedroom, 2.5 bathroom townhouse in south Aurora IL near Naperville. I am currently having the kitchen rebuilt (insurance claim) and first floor flooring, and then it will officially be our first rental. The plan is to list it as a mid-term furnished rental (most likely on furnished finder). Since purchasing in late 2021 I have had it in the back of my head to convert the upstairs loft which overlooks the living room into a 3rd bedroom. The loft is about the size of the other secondary bedroom and I have heard that adding bedrooms is one of the higher roi renovations. I have two questions:

1. What are the best materials for a mid-tier rental? It is a nice townhouse but by no means luxury. I have heard LVP (luxury vinyl plank) for flooring and quarts countertops and full wood cabinets for kitchens? Does this check out? I have a little under 30k as a budget. Looking for durability and aesthetics.

2. Opinions on converting the loft to a 3rd bedroom? this would consist of knocking down some stair railing, putting up drywall, door, and building out a closet with the current square footage. Windows and outlets already appear adequate. Is it worth it? I have yet to get a quote but from conversations appears to be a few grand. I am looking to hire out the project. This would also be the time to do it as it is currently vacant. Curious on if you'd typically need a permit/approval for such a project from the city? I know there are other townhouses with three bedrooms in the same hoa.

Thanks in advance for any advice.

Lots of flippers are selling to retail buyers so you're going to get different answers. Typically we use comps to determine the extent & quality of work. Generally speaking adding a bedroom is great, keep in mind a bedroom in its traditional sense has a closet. Ceiling heights may also determine your outcome. If you sell later this may also come into play as it may raise ARV. Many landlords use LVP for its durability, do some research as they differ in cost and resilience.

I'm an advocate of legal permitted work done in accordance with building codes, but some are not. I manage my risk by following the guidelines of the AHJ.

Here's a link to the builders department

https://www.aurora-il.org/703/Buildings-Permits

Hopefully some locals will add to the conversation.

You may even want to ask some questions in the landlord category. Best of luck to you.

Thanks for the feedback, Alan!

1 Vote

Aurora, Illinois

0 Votes

Aurora, Illinois

All Forum Posts by: Brian Pecyna

Brian Pecyna has started 1 posts and replied 3 times.

Post: Should I Convert Loft to a 3rd Bedroom

Post: Should I Convert Loft to a 3rd Bedroom

Post: Should I Convert Loft to a 3rd Bedroom