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Updated over 8 years ago on . Most recent reply
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Flooring: Worth the extra labor cost for porcelain?
I am renovating a 4plex, for rental units. Tearing out carpet, and based on the great threads here, was planning to porcelain. My floor guy said the extra labor cost to lay down porcelain isn't worth it, and recommended vinyl plank. He said plank takes 1 day, porcelain could take 3.
Thoughts/experience between the two?
Isaak
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Porcelain looks great but I would not use it in a kitchen. I won't even use it in my own kitchen anymore. I am on the 2nd (porcelain) tile floor in my own kitchen over 20 years, and even with 3/4 subfloor, cement board, high strength thinset with flex agent, there are still about 6 or 7 hairline cracked tiles from where something heavy has been dropped on them - errant can, hot pot, milk jar, etc. Bathroom, that's a different story, and I love using tile in bathroom.
Either way, the new vinyl is fantastic for rentals. I doubt you make the extra money back on a 4 plex by going with tile. I have been using the vinyl planks or the large Allure adhesive-edge vinyl 3 foot tiles lately, and the tenants actually seem to prefer them as they are simple to keep clean and hard to destroy.
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I am still using vinyl in rental properties - the product has come a long way in both looks and durability. Typically less than 1/4 the price of tile. Vinyl plank is pretty cool for future repairs, but is still pricey in my experience. Of course factors like, price, typical tenant, etc plays a role.
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Porcelain can crack, and fixing it is could be more difficult/costly than vinyl.
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I have porcelain tile in every single unit I own. I replaced the carpet in one unit with it, even though it was costly.
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We love using the Allure Vinyl planking in our rental properties. Quick, easy to put down, wears well. Generally if we're not using the color we've purchased during the Black Friday sale we'll go with the color what runs around $1.79 a square foot.
Wait for the Black Friday sale at Home Depot; they typically offer it at the store and online at 99 cent a square foot. Investors often purchase thousands of feet of the stuff during these sales.
Gail
I would go with tile instead of vinyl only if it was needed to be competitive with similar apartment/plex units in the market. Vinyl should be easier and cheaper to maintain as well.
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Porcelain looks great but I would not use it in a kitchen. I won't even use it in my own kitchen anymore. I am on the 2nd (porcelain) tile floor in my own kitchen over 20 years, and even with 3/4 subfloor, cement board, high strength thinset with flex agent, there are still about 6 or 7 hairline cracked tiles from where something heavy has been dropped on them - errant can, hot pot, milk jar, etc. Bathroom, that's a different story, and I love using tile in bathroom.
Either way, the new vinyl is fantastic for rentals. I doubt you make the extra money back on a 4 plex by going with tile. I have been using the vinyl planks or the large Allure adhesive-edge vinyl 3 foot tiles lately, and the tenants actually seem to prefer them as they are simple to keep clean and hard to destroy.
- JD Martin
- Podcast Guest on Show #243
![business profile image](https://bpimg.biggerpockets.com/no_overlay/uploads/marketplace/business/profile_image/3768/1730515887-company-avatar.jpg?twic=v1/output=image/contain=65x65)