Rental-Grade Finishes
We all know you get what you pay for. And yet the conventional wisdom is to go low end on finishes and fixtures in a rental. I’d like to open the floor to comments from renters especially, and landlords as well on this topic. Best place to spend? Worst place to spend? I’m trying to…
We all know you get what you pay for. And yet the conventional wisdom is to go low end on finishes and fixtures in a rental.
I’d like to open the floor to comments from renters especially, and landlords as well on this topic. Best place to spend? Worst place to spend?
I’m trying to reign myself in and choose wisely as I renovate two, nearly identical, 2 bedroom units in Astoria – one for owner occupancy, one for a tenant. The unit in question is a 900 sqft 2BR, one block from the Broadway subway
What are renters really looking for when they pick an apartment? From my own experience, it was always location, size, cleanliness, and layout. One of my favorite place I ever rented had the worst vinyl flooring rolled onto the kitchen floor, but those floors were new, and level too. A tacky ceiling fan and fiberglass surround shower completed the look. But I was sold the moment I saw it on the location, size, layout and light.
Another favorite place had literally 24 inches of kitchen counter space, very compact appliances, and 60 inches of cabinets, counting top and bottom separately. But it was in a good location and everything was new.
So what do others think? Do tenants care about fixtures and finishes, provided they are new? Would a fiberglass surround be less desirable than a tiled bath? What about central air? My electrician thinks tenants prefer high-hats? Do tenants even think about lighting? How about appliance quality and size? I feel confident that a dishwasher is a worthwhile amenity, but elsewhere in the kitchen, I’m torn. More cabinet/counter space vs. bigger appliances vs. more walking around room. Also torn on the central air, lighting options, and classiness of the bathroom.
So renters, what do you like to see? Landlords, how have you handled this and what have you found actually matters?
I’m a renter. I have carpet in my apartment. This causes me to want to pull my hair out, strand by strand. But alas, I don’t do it because that would only mean I’d have more to vacuum. At this point, I’d take rolled vinyl over carpet. Anything but carpet.
Light fixtures mean nothing to me. I’ve removed the ugliest ones and replaced them with something I like. When I move, the ugly ones will come out of the closet and go right back up and the ones I bought will be coming with me.
Kitchen – any counter surface that’s easy to clean, and plenty of counter space is of the utmost importance. Next on the list is the dishwasher. I have one in this apt. and I bless the person who invented it everytime I load it up and don’t have to bust suds by hand.
Laundry would be nice, but hey, there’s an excellent wash/fold service near me that picks up and delivers.
In the bathroom, the shower head is important to me. I like this style: http://tinyurl.com/25pxm4w
The most important thing about a handheld is that it makes for much easier cleaning of the tub and shower. My apt. came with the standard fixed head, but I replaced that with a handheld. It would have been nice to not have to do that.
Invest in your windows. Really good energy efficient windows look great and they help cut down on the tenant’s heating and cooling bills.
Finally, be sure to have excellent lighting in hallways and sturdy, secure doors to add to the sense of safety that everyone is looking for regardless of neighborhood.
If given the choice, I think the dishwasher appeals more universally than w/d. At least you can take your laundry out to the wash/fold. ain’t no one there to wash the dirty dishes except yo’self!
Just be mindful that the moment you add dw or w/d your water bill increases dramatically.
I also agree that any original details are a positive selling point. Cieling fans IMO are an asthetic no-no, unless the unit is on top floor (hottest) which equals practicality. (lower elec bills)
We recently renovated our tenants apartment and while, yes, you need to think about what people like, you also need to think about what you are ok with maintaining and what is right for your building. I’m sure you’ll get lots of advice from this forum good and bad.
So a comment like “High-hats are ugly anyway and I wouldn’t put them in *my* apartment” could be ignored since high hats are no maintenance, make a space look clean and tidy, and actually alot of people like them! But if you decide to go another way dont buy the cheap 12 dollar fixtures at home depot! Go a step up.
Taking advice from a renter that says “carpeted floors are a complete deal breaker – new or old” is someone who doesnt really understand the world of a landlord who is living underneath a renter and would like the quiet that carpeting might allow …but you gotta maintain that…and replace when it gets less than great looking.
Or “Do not provide shades/blinds.this is a matter of taste left for tenant” i actually do provide blinds so my tenants dont have to drill holes in my window frames.
Point being, theres alot to consider for everyone to feel comfortable but it’s not terribly difficult.
As a renter of many years (now owner), I would say go with simple, well made, and classic. Some key items:
*wood floors.
*good quality Benjamin Moore paint in a warm neutral, such as Linen White eggshell walls with Decorator White semigloss trim.
*simple white appliances, nothing fancy.
*good quality, simple, classic light fixtures. There are glass opaque-with-clear stripe drum fixtures for kitchen and bath that have been in production for 100 years and cost about $30. If you need sconces, something like the very simple Rejuvenation styles make a difference. I prefer simple vintage fixtures in the living rooms and bedrooms, but those plain Home Depot domes are acceptable.
*mini-blinds or shades for privacy and light control, the renter can add curtains.
I would definitely go with plain subway tile in the bath over pre-formed plastic. A washing machine is a huge selling point. Is a dishwasher really necessary?
I also look for original layouts, original trim and doors, original cupboards, mantles, and high ceilings.
As a renter what sold me on my last apartment besides location was the kitchen and living space. The landlord had put in new cabinets a new refrigerator and over the range microwave and a new dishwasher. None of them were really high end but the fact that we had a dishwasher really made a difference.
The bathroom was decent too, new sink and toilet and he also put recessed lighting over the wall with the decorative fireplace in the living room. Every room had a ceiling fan too so that was a nice bonus.
I’d still probably be living there if the landlord had actually repaired and fixed anything but he hardly did so it was mostly falling apart when I left.
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as a renter:
tiled bath over fiberglass insert.
yes light fixtures definitely DO matter – I replaced all of those god awful gold trimmed half globes with simple $9 ikea globes immediately and it made a HUGE difference. Go the extra step in LR and MBR and put the ceiling light on a dimmer switch.
Nice shiny wood floors (if you gottem)
a good paint job (no sloppy drips on floors / radiators)
clean grout if you have tile floors,
carpeted floors are a complete deal breaker – new or old.
clean appliances – can be late model used but in spotless condition (new oven knobs, no grime anywhere).
Kitchen countertop – can definitely get away w formica, however anything but that nasty fake green marble or beige w speckles!!
functioning, non drafty and clean windows. Do not provide shades / blinds.this is a matter of taste left for tenant.
a massage/high pressure shower head (trust me when I say that the low-flow heads are the very first thing renters will swap out upon move in (toilet seat being the second))
no accessories (ss utensil rack) in kitchen or bath. this again is a matter of taste left for tenant.
I’ve owned a couple of multi-families in average price neighborhoods. The apartments were modest to mid-sized. I saw my client as being a youngish person or persons – like recent college graduates, and that’s mainly who shows up to rent.
I tended toward simple and neutral design and color schemes and checked fixture and finishes for sturdyness/werability. I looked for the least expensive option that gave me a look I wanted.
For bathrooms, always tile. For kitchens I’d add a backsplash and a stainless steel utensil rack for a more coordinated look. Applaince wise, unless the kitchen space was really small, I went with 30″ stove and regrigerator and included a dishwasher. I wouldn’t spring or fancy appliances since tenants can really beat stuff up.
Make sure you obtain light fixtures that are a slight step up from the very cheapest, and never let your contractor pick them out for you. Tenants definitely comment on light fixtures.
Make sure there’s nothing that looks grubby, including caulking. And don’t show the apartments until everything is completely done. Unfinished work will cause some people to just walk away and others to see their residence as a place where they can continue asking for additions and improvements.
As a renter, I always looked at the same things. In addition, I never bought a building that had an exterior or hallways I didn’t think I could clean up and make nice, too. I have to live somewhere that I like from the street, to the building front door, to the hallways and on into my space.
I HATE a/c’s in windows so if you can avoid that, do. Have the windows cleaned. Be friendly and reasonable. That’s the best amenity of all.