What kind of window coverings do you use in your rentals?

[Rogers Smith]

I am a spec home builder, and we don't use window coverings in the houses we sell. But I am embarking on a new venture to build a number of small rental houses for my own account.

From these forums I have learned that many (if not most) experienced investors prefer vinyl plank floors over carpet for rentals. But I have not found much discussion about window coverings, and it's one thing I have not even considered in my plans.

Do most rental home investors use mini blinds, or some other form of coverings? It would seem that window coverings will be an on-going expense. But you don't want renters sticking aluminum foil in your windows. I would appreciate any guidance.

[Julie Thevenow]

@Rogers Smith

There are a couple of ways to go here. 

1. Write in your lease that the only acceptable window coverings are either curtains or mini-blinds. 

2. You could install curtain rods, let the tenants buy and hang curtains. 

3. Buy the cheap 1" mini-blinds and put them up. Be prepared for them to be damaged within one week of move in, the tenant won't replace them. 

4. This is what I've been doing. I install double rods on all windows, then I buy the cheap curtains from the Dollar Store( they often have 50% off sales) I stock up. I've also been buying curtains on the fb buy, sell, trade groups. I'll put my curtains up, then tell the tenant that they can keep my curtains up or change them out to curtains of their choosing, but I get mine back to use elsewhere. 

I use to use the cheap 1" blinds ($5.00) but within one week of move in they would be broken, never to be replaced until I did it at move out. 

2 rentals ago I started using the better 2" vinyl wood look blinds. I think they look classier and so far no one has broken the blinds. 

I usually do curtains and blinds. That way when the place is vacant you can close them and people can't see that it's vacant. Plus, I think it shows better with curtains and blinds.