Kitchen Rennovation

[Lois Ginter]

I have three kitchens in my properties that have kitchens that look like this.  Would you replace these cabinets and counter tops, or try to repair and repaint?  There is about 15 linear feet of cabinets, and I will be adding a dishwasher.  

The rents are $600 per month.  I am budgeting $3000 per unit.  

I am closing on the properties 2-26. My thinking is to get the renovations done now so that the units will rent quickly, I will have fewer maintenance issues going forward, and I can recognize depreciation for the repairs on sooner. 

[Craig Wilcox]

@Lois Ginter

There is definitely a difference between a rental and primary residence.  Think functional and boring.  Use quality materials that will hold up to use but not high end or trendy products.  

In fact, try to standardize as much as possible.  Make a list of items like toilets, faucets, light fixtures, etc. that are a good value and use them consistently.  This makes purchasing, maintenance, and repair much easier down the road.  There are a lot of posts about standards on BP that you can find with a search.

Two bedroom apartments in Rockford do not need dishwashers.  Having a dishwasher may help fill a vacancy quicker and/or help get a better qualified tenant if the competition does not have one.  However, a dishwasher will not likely increase rent but will most definitely increase expenses in the long run.