Flooring for bad tenants who let their pets pee/poop on the flooring and dont clean

[Mary Jay]

Hi guys, Ive been having a difficult time with some of my properties that have carpets. The tenants would leave gum, cat pee/dog poop, etc on the carpets, so I had to change them. The tenants moved in and said they have no pets (make 100k per year, credit above 700, looked clean), then they lost their job and I had to do an eviction.... Another rental, section 8, moved out and there is a pet pee and poop ingrained into the floor. 

All other rentals are ok, usually just professionally cleaning the carpets is enough..

But after those who ruined the carpets now I have to change the flooring and thinking what will be the most durable for tenants like that?

Do I understand correctly that the tile for tenants like this will be better than vinyl plank?

Because if they dont clean out animal pee and poop right away, vinyl planks can get damaged...

At least if there is tile then I can wash the flooring with bleach... The pee/poop smell can get onto the tile grout, of course... 

[Mwazomela Thurmond]

• First, I'm so sorry you had to deal with tenants like that. I'm glad it didn't let it break you. Yes, tile is generally more durable and easier to clean than vinyl plank, especially for tenants who may not be careful about cleaning up after their pets. Tile is also less likely to absorb odors, making it a better choice for homes with pets. Replacing carpet with anything other than carpet can make it more friendly to tenants with allergies.  
• Plus, if it's happened before, you've seen with time it can happen again. I know you probably considered having a no pet rule, because what you're spending on carpet cleanings could be going elsewhere. 
• 
  Consider the budget. Tile and commercial-grade vinyl plank can be more expensive than other types of flooring. Get a good tile company with reviews and references you can trust. 

[Jeffrey Audije]

Tile has been great for us. The floor always remains shiny and there is never any residual stain or smell after pee or poop. We were able to find a cheap labor handy-man so we went with the more expensive tile. 

[Bruce Woodruff]

Vinyl planks are not a good choice for a situation like this because of the seams and joints. Liquids WILL penetrate, no doubt about it. Tile is not great either because the urine will get into the grout joints (yes, even if they're sealed) and you'll have to regrout. The best choice is sheet flooring, what we used to call linoleum...probably the 'perfect rental flooring'

https://www.forbes.com/home-improvement/flooring/linoleum-fl...

[Eric Gerakos]

Why I don't allow pets.

[Bruce Woodruff]

Quote from @Eric Gerakos:

Why I don't allow pets.

 And there is the winner!!!

[Alison Brenner]

No flooring is resident proof. If residents do not properly care for the flooring, you are going to have problems. No pets is always the best pet policy for landlord. If you want to accept pets, I would strongly consider imposing pet security deposits and pet rent fees in addition to the security deposit. There needs to be accountability and consequences for damaging property.

[Mary Jay]

Quote from @Eric Gerakos:

Why I don't allow pets.

 Neither do I...Yet, somehow they show up anyway

[Bruce Woodruff]

Quote from @Mary Jay:

Quote from @Eric Gerakos:

Why I don't allow pets.

 Neither do I...Yet, somehow they show up anyway

You should pick this up during your quarterly visits to replace filters and the like.....

[Richard F.]

Aloha,

For MANY years, in HUNDREDS of low end, and Section 8 properties as well as "average" rentals, we installed Vinyl Composition Tile...Armstrong such as this:
https://www.armstrongflooring.com/commercial/en-us/products/...
We standardized on a few tiles that could be coordinated into patterns or checkerboards, or just solid. Easy to install, with proper preparation, and VERY durable. This is the tile that is in the Kwik E Marts, your Doctors offices, supermarkets, and other high traffic locations. You just need to learn how to properly strip, wax, and buff back to that high gloss finish with a commercial power floor buffer and the correct cleaning/waxing products. You can restore the worst looking floor back to new when the Tenant vacates. And charge them the cost to do so (a few hours labor). I have properties here that we installed over 15 years ago and STILL look very nice and rent well. Although we now are using LVP, I have doubts it will hold up as well, but only time will answer that...

VCT flooring can certainly be gouged or have other damage, BUT it is a solid material about 1/8th inch thick. To restore the shine you just polish down to "clean" material again. Worst case, you can heat up an individual tile and release it from the adhesive to replace it. You DO need to watch the "dye lot" numbers though, or you can get noticeable mismatch. (We bought the stuff by the pallet full...)

Sheet vinyl, while certainly less expensive, tears; is very thin with usually a black backing that shows through with just minor damage, and often creates tripping hazards. You can either spend less and change out frequently, or install something much longer lasting.

I will just add a comment about carpet. I NEVER understand why Owners often put in a solid color, or those super cheap, flat carpets! One spill and you have stain that will look bad for years, even if only a light stain. When I must use carpet, I always use a multi color plush. They will hide stains very well for a reasonable number of years. Most is now being replaced with the LVP however.

[Alecia Loveless]

@Mary Jay We’re using LVP where at all possible and mid grade Berber carpet if the floor is too uneven for the LVP. We have several 100 yr old buildings.

I found in my one property that had tile the tenants beat on it and had multiple poorly behaved children and pets and there was no odor. I’d try for that if I were you and could find a contractor to affordable install it.

We’ve found the LVP picks up odors easily and sometimes it’s just easier to replace it than figure out how to mitigate the smell. Our biggest problem so far has been with the closet smokers though and not the pets. If it’s been laid properly you can paint it with oil based Kilz to kill the odor and just go right over it with a second layer of LVP. Obviously if it’s pet urine even the Kilz might not work and you might have to remove it all.

[Gustavo Delgado]

I replaced with carpet a few years ago. It has held up pretty good so far but once my current tenant leaves (hopefully in like 10 years) I will likely put luxury vinyl all over. 

[Mary Jay]

thank you so much, guys!

[Nathan Gesner]

The best protection? Strong screening, strong rules, regular inspections, strong enforcement.

I manage up to 400 rentals and about 150 of them have pets. I have bad pet damage once every 3-4 years.

[Mary Jay]

Quote from @Nathan Gesner:

The best protection? Strong screening, strong rules, regular inspections, strong enforcement.

I manage up to 400 rentals and about 150 of them have pets. I have bad pet damage once every 3-4 years.

If on an inspection you check and now the tenant has a pet or you are unhappy with the way the property looks like, do you not renew the lease? My thinking: the damage is done so let them live there as long as they are paying...

[Bruce Woodruff]

Quote from @Mary Jay:

They can do so much more damage!

[Mary Smith]

LVP flooring has always been good for us, and I highly recommend it!

[Mary Jay]

thank you so much guys!

[Diane Chapman]

Quote from @Nathan Gesner:

The best protection? Strong screening, strong rules, regular inspections, strong enforcement.

I manage up to 400 rentals and about 150 of them have pets. I have bad pet damage once every 3-4 years.

 WoW! Great advice!