Kitchen countertop remodel advise?

Question

Hello All,

looking for a few opinions on countertops.. Ive got a small upper kitchen i've been remodeling after 15+ year tenants I inherited (smokers) left. New paint, outlets, lights, and cabinets. But I can't decide on countertops. the quickest and cheapest would be laminate it seems. I've got a stainless whirlpool appliance package set to go in (no dishwasher due to space unfortunately). It's probably an upper C to lower-mid B class rental but I am trying to church it up some. That said the lower only got a spit shine and I've had no problem renting and cash flowing above the average market with only the lower. Any advise on materials? I kinda durability, and longevity to be as important as price point. Thoughts?

JD Martin · Answer

Early on years ago I thought I would spring for better countertop materials that I thought would be more durable with renters than laminate. In all truth, my laminates - even the cheapest off-the-shelf Lowe's stock ones - have held up just fine and were the best choice for my B units. I "harden" them by polyurethaning the raw edges on miters, and the underneath lip along the counter especially by the sink and dishwasher, and the sink cut out. I use patterned ones that look like granite or marble or quartz or similar so that stains and minor scratches don't show, and don't use a shiny surface - use as close to matte as possible - and light colors.

I have not yet had to replace a laminate countertop that was put in a remodel, where some are now more than a decade old.

I have not yet had to replace a laminate countertop that was put in a remodel, where some are now more than a decade old.

Alecia Loveless · Answer

@Stewart J berry I use laminate on my B-C class units. They last forever.

We’re finding a lot of good quality low profile LED lights at Home Depot that are really spiffing up our units as opposed to can lighting for ease of installation.

Kevin Sobilo · Answer

@Stewart J berry, I REALLY like @JD Martin's response! Especially the tip about using poly in certain places. I will have to try that myself.

That said, I would look at comparable rentals in your market first and then make decisions based on what the expectations are of similar rentals in your market.

In my market, a B/C+ class rental will almost always have laminate and that is what I will generally use. However, like you I'm looking for low hanging fruit (easy improvements) to set myself apart from other units. You mention a dishwasher and I also look to add those where I can.

Another possibility that is pretty simple is a microwave hood. You mention that its a SMALL kitchen and a microwave hood saves on valuable countertop space plus its an eye catching sizzle feature that sets you apart from comparable rentals.

Bryan Montross · Answer

In my area, buyers are looking for stone countertops and now the renters are starting to look for it as well. I almost always put in stone. My stone countertops have lasted longer than any of my laminate countertops as well, so I tend to stick with it.

If you're worried about sealing the granite, I have that as a checklist item during turnover so I don't worry about having my tenants do it. If they end up being longer term tenants I will ask them to do it at certain times. If you're worried about a tenant putting a hot pot on the counter, stone is better because it is naturally heat-resistant. I have never had issues with a stone countertop, but I have had burn marks on a laminate counter from a tenant setting a hot pot on it without a trivet.

With all that said, I would really just go with what the market wants. If laminate is good enough and you still get market rents, go with it. Sometimes putting in the granite will not get you additional rent, but just costs more. I personally would still go granite, but I have used laminate as well based on the place.

JD Martin · Answer

I use over the range microwaves in all my rentals; it's just one less appliance renters need to bring and gains huge real estate in small kitchens, and the microwaves are almost the same cost as the hoods any more.

As for the countertops the spots that always get ruined are the areas exposed to moisture; the clear poly repels the moisture and binds the sawdust together in the particleboard. I try to get rounded wrapped edges when I can but sometimes I'm just stuck with unwrapped, and it makes a huge difference.

Bruce Woodruff · Answer

Laminate is absolutely fine as far as function and pretty much in durability. But it does not offer that 'wow factor'. If you can find a 'prefinished slab' company, you should be able to get a regular size kitchen done in granite/quartz for <$2000.

IMHO, it is worth it and can justify a rent increase. I'd also install 1) can lights in the kitchen, 2) under cabinet strip lighting, and 3) a push-button for the garbage disposal. All three of these will run you $400 or so and are well worth it....

Mary Smith · Answer

We use granite for countertops. Granite is pretty durable, heat-resistant and aesthetically appealing. They are also pretty low maintenance and have worked well for us.

Alan Asriants · Answer

For your area standard laminate sounds fine. I typically invest in B-B+ areas and solid rentals here demand granite

Theresa Harris · Answer

Do laminate, but also see if you can get a rounded edge.

Lynn McGeein · Answer

@Stewart J berry tenants may not regularly seal granite, wipe up dark liquids fast enough or use trivets and cutting boards — think raw chicken soaking into your counters — so we’re fine with laminate countertops, hygienic and cheaper to repair/replace if damage occurs.  We cut our own with a builder’s supply purchase 8 years ago, still looks like new and it only cost like $150 plus the saw blade (small galley style kitchen).

Kitchen countertop remodel advise?

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