Tenant Proof Duplex Build

[Joseph Beilke]

Okay BP, lets hear some ideas from everyone on how to tenant proof your property.  I am working with builder right now to build a new duplex.  The investor and I are going through the build sheet and cherry picking things we want to change to make sure the house is "tenant proof".  We want to be able to have as little repairs between turn over.  Limit the number of things a tenant could break, damage, make extra dirty.  The goal is to reduce the number of things that would cause us to hold deposits, charge for repairs or reduce the time down between tenant contracts.  

We do not want double sinks in the kitchen or a garbage disposals. We want all LVP floors,  no tile and grout.  We want blinds in the sliding doors.  We will not provide washer and dryers.  On the fence about over range microwaves....  Please share your thoughts 

[Steven Foster Wilson]

Quote from @Nathan Gesner:

Quote from @Joseph Beilke:

Okay BP, lets hear some ideas from everyone on how to tenant proof your property.  I am working with builder right now to build a new duplex.  The investor and I are going through the build sheet and cherry picking things we want to change to make sure the house is "tenant proof".  We want to be able to have as little repairs between turn over.  Limit the number of things a tenant could break, damage, make extra dirty.  The goal is to reduce the number of things that would cause us to hold deposits, charge for repairs or reduce the time down between tenant contracts.  

We do not want double sinks in the kitchen or a garbage disposals. We want all LVP floors,  no tile and grout.  We want blinds in the sliding doors.  We will not provide washer and dryers.  On the fence about over range microwaves....  Please share your thoughts 

I think you're spending a lot of time on this and it's probably going to disappoint.

No double sink in the kitchen? Mounted microwave is $250 installed and goes out once every 5-10 years. Garbage disposal is $150 installed and I don't have problems with them because I train tenants, and I troubleshoot problems over the phone.

The big-ticket items are what you should focus on. Solid flooring that doesn't scratch, is waterproof, won't hold odors, and easy to clean. Counter tops that don't scratch, stain, or burn. Cabinets of solid wood so anything broken can be repaired or replaced. Mini blinds throughout so tenants don't install curtains and screw up your walls. No washer/dryer because Tenants abuse them.

 I agree with Nathan. I think there is always going to be minimal repairs at least. Honestly, I have had more trouble when I did not put a garbage disposal. I think it’s all about educating the tenants. I also like to put granite in all of my places because you can put hot things on it and it’s very durable. I always like to add a fence because if there is a fence you are more likely to add pet rent which is just more money for you. I have never had any issues with my tenants having pets.  I also charge per pet.