How much is to much rehabbing

Question

I am getting ready to rent my primary residence in June. One of my biggest problems is knowing when to call it good on rehab, I do construction and am pretty anal when it comes to that kind of stuff. I tend to see every flaw and want to make it how I want it when I think most people would never notice (probably just answered my own question just now haha).

Should I re seed my lawn before I rent the place? Its probably about 50% grass 50% weeds right now.

Where do you say enough is enough with rehabbing?

Bryan O. · Answer

Let your local market set your conditions. Look at the stuff near you and see what their standard is. I always try to be a little above that. Don't go crazy with it or you'll just waste your time and money.

Gail K. · Answer

What type of tenants do you rent to? Are they anal enough that weeds in the yard would bother them? Is the rent high enough to justify reseeding the lawn? Do they even realize the house has a lawn?I've done this long enough to realize that most applicants generally don't give a flying fart about many things a landlord might do to "rehab" their property. For example, I might be standing there with a dripping paint roller in my hand because I've just finished repainting the entire house and some applicant will sure as shooting ask me if it's OK to paint if they rent. Makes me want to toss the roller at them. We just redid a bathroom, reran new water lines from the street to the entire house, reworked the sewer lines, redid a good amount of electrical; did a fair amount of floor work; 10K worth (would have been more except we did a good bit of the work ourselves). We're highly impressed with this; applicants aren't because of course, they can't see the work that was done since they're not likely to be crawling under the house to see any of this.So....stop trying to look as if you are renting the house for yourself and instead focus on your clients; the folks you'll be renting the place to. They likely want clean, nice smelling, some "bling", a safe house, more "bling" (maybe). Do they care about a lawn? Who are you renting to?

Jean Bolger · Answer

I think you did answer your own question -- Unless you are doing a real luxury rental, tenants will not be as picky as you. Also, you probably need to brace yourself for the fact that most tenants will likely not keep up the property the way you would. There is a reason they use the expression "shows pride of ownership" in real estate listings :)Even the best tenants will not be as invested in the place as you are. And you will notice little "wear and tear" items much more when you weren't the one that wore and tore. I'm not trying to be discouraging in any way! I am just cautioning you about keeping your expectations in line with the probabilities.Good luck!

Mary lou L. · Answer

I am going through this same thing right now..especially in the kitchen, do I put granite or just formica on the countertops? The neighborhood was build in the 70's and has the finishings to match! I do imagine what the tenants will be like, Im thinking of course of a family as the home is close to schools, and is rather large. And as a parent I would want nice looking but easy to clean kitchen. Of course granite is the buzz word and has been for a while,. For longevity in a rental though and from what I understand it needs upkeep. As the least read the forums about hardening your rentals, that will help in selecting finishes, better paint, hardier fixtures, things like that.I also haunt craigslist looking for comparables, I found one has the old blue tile in the bath and super old sink, no refinished kitchen mismatched paint through out,...and their price is above what I am thinking of asking for the rent!Simple and clean, so far that is my mantra when I want to start doing too much and it helps with the spending as well. And truly it is the bank account that makes the final decision on how much is too much..lol.

J. Martin · Answer

If you're asking yourself it it's too much, it probably is!Only invest funds where you can realize a good ROI (including quality of tenants). Not just because your eyeball would rather see it prettier!If it don't make dollars, then it don't make sense!

Todd Plambeck · Answer

Check out some similar properties renting in your area or pictures of recently leased ones from the MLS. That should give you and idea what the expectations are of the rental community.

Jack Edgar jr · Answer

It all depends on the expectations of your prospective target tenants. Are they as critical as you? What are their expectations? Ask yourself and answer those questions and you will have a better sense of what to do. Example: Perhaps instead of reseeding the lawn, look at just killing the weeds.

Brandon Bozarth · Answer

Thanks for all the great responses everyone! I will definitely check out other rentals in my area and see what condition there lawns are in. @Gail Kaitschuckyou have some great advice, I will start focusing more on what renters want like the bling haha. To answer other peoples questions most of the lawns in my neighborhood are not weed free. I am thinking the house will rent for around $1500 a month and is in a real blue collar area.

Matthew Paul · Answer

I would NEVER rent a house that had weeds in the yard . .............. Be happy if the tenants cut the grass on a regular basis . If you feel the need throw down some seed and fert .