we "bulletproof" rentals but with what specific fixtures?

Question

I'm beginning my first rehab in inner city Baltimore.  I've read a lot of very useful information about shoring up rentals pre-tenant occupancy and during turnovers.  I'd LOVE to hear what very specific fixtures people use in their rentals that they swear by in terms of efficiency, usefulness and longevity in their rentals.

I'm really looking for DURABILITY.

Example  -- the Moen single handle kitchen faucet with no sprayer is much more durable than the Kohler version.  (I'm using these terms because I know the brand names, not necessarily because I'd put it in a city rental but if it's the most durable which means most return on my money, then I will !)

Thanks in advance for your replies.  This extends to bigger components too (washer/dryers, furnaces, water heaters, etc).

Christina

Elizabeth Colegrove · Answer

I don't supply washer/dryer and as little as possible. I also have started a $100 deductible for repairs. My goal is "skin" in the game. Instead of trying to "bullet proof the house", I try to encourage the tenant to maintain and take care of it.

Marcia Maynard · Answer

When we are ready to buy plumbing fixtures, we ask our plumber for his recommendations. When we are ready to buy appliances, we ask our appliance repair guy for his opinion. The repair people know much more than the advertising people and sales people.

My mother lives in a large assisted living facility. I have become friends with the maintenance manager. We swap ideas all of the time. He and his crew maintains over 300 apartments. If I notice a product I like, I ask him about it. They have had good luck with the lever type two-handle American Standard lavatory faucets, the higher end ones made for commercial use. Smooth lines, easy to clean.

Also, I get ideas from staying in hotels. Yep, I take photos of products I like. I need to remember to take them out before sharing our vacation photos with friends! Industrial installations and commercial grade products are often good bets.

Rob Young · Answer

I use Granicrete countertops for my rentals. If you're not familiar with it, it's a concrete overlay system that looks like granite. It has a high-end look, but it does not need maintenance and it does not chip. If it scratches, I can buff out the scratches.

I don't know that any furnaces are bullet-proof, but replacing one is a huge expense. Therefore, I make sure that all furnace filters are changed monthly. It pays to have a good ongoing relationship with a good HVAC person who will clean and perform annual maintenance.

Patrick L. · Answer

This thread has come good tips:

http://www.biggerpockets.com/forums/52/topics/68041-how-do-you-harden-your-rentals

Jerry W. · Answer

On screen doors I have found the kind with a simple metal kick panel below break too easy.  get one with a wood bottom and put a chain with spring on it in addition to the door retractor.  The wind on our areas will rip a door off so the extra chain/spring helps a lot.

Has anyone tried the new faucets with ceramic washers?  I have installed 2 but it seems too early to know how long they will last.

Mike F. · Answer

That's always a tough one, a bit of a catch 22.

With a good tenant that will help with a bad tenant they simply won't tell you about anything, will create their own work arounds... you really will need to increase your babysitting and time spent managing with those types because you're getting a lot of deferred maintenance with those types when they never call you about anything, and sometimes some crazy things going on in your property that can come back to bite you, like tenants doing their own repairs in order to avoid paying that first $100.

Phillip Syrios · Answer

Even in low end area's not every tenant will destroy your property. The best way to maintain your property is to get the highest quality residents you can, even in lower end area's.

Mike F. · Answer

You will hardly go wrong with Moen, Delta or Kohler, they are all high quality manufacturers. They are all cartridge based products, basically no washers in them so the replacement parts are a cartridge instead of a 500 plumber's bill. All three are considered consumer friendly for these cartridge replacements so no rocket science to them.

Glacier bay is a home depot house brand,  cheap entry level products I'd recommend staying away from, I'd avoid almost any fixtures from the big boxes is you have the ability to order from supply houses, the same Moen  fixtures from home depot often have plastic parts where the  Moen's from the supply house will have all metal. Which Moens or Delta products you buy really doesn't matter too much as most all operate off the exact same internal valve systems and parts ,the difference is only the trims, all guts are the same.Price Pfister is also an entry level brand to avoid.

Frank Woodin · Answer

The best toilet that I have found that doesn't clog pretty much at all is the Eljer Titan series toilet.  I have used them in pretty much all my rentals and have cut down any dreaded "clogged toilets" almost to nothing.

Mindy Jensen · Answer

I usually agree with @Elizabeth  Colegrove but not about getting tenants to pay for repair calls. @Mike F. Said it very well, they will either not call, or will rig it up themselves somehow. You don't want an unqualified tenant working on your property.

I don't have any advice on bulletproofing your rentals, except put the high ticket items into the unit last. Watch for copper thieves, they got my house once.

we "bulletproof" rentals but with what specific fixtures?

Most Popular Reply