carpet and padding advice needed

[Robert Rodriguez]

I have a rental property in Woodbridge, Virgina. I'm renting out a 3 bedroom townhouse for $1850. I bought the place brand new in 2012. This will be the first time I will need to replace the carpet in the house due to normal wear and tear. For 1850 rental in Northern Virginia do I purchase the cheapest pad and carpet because it's a rental? or do I spend a little money on the carpet and pad in hopes it will last longer? I mentioned the $1850 because I'm not sure if that puts me in the low end rentals, mid range, or high end. rentometer says I'm about average for my area. Also if anyone is familiar with Northern Virginia area and has a contractor that can handle a 3 story townhouse or know where I can can purchase a descent deal on carpet and padding (not to sure of average price per square foot here) please feel free to message me. thanks for the advice

[Marc Winter]

Maybe back up a bit to look at the options.

1.  Carpeting:  belongs in a flip, not a rental IMHO  (unless you like to redo it every few years.  MOST tenants will not take care of the carpeting in a rental as they might if they owned the house/unit.

2.  Hardwood/Ceramic:  more luxurious, much more costly, but moving in the right direction for up-scale and low maintenance.

3.  Solid core vinyl planks:  looks like wood, wears like iron.  We've been recommending it in all our rentals.  At $2--4/foot it's reasonable, almost tenant-proof (easy to repair if/when damaged) and perhaps BEST of all:  HYPO-ALLERGENIC!   

There are so many people affected with breathing disorders and allergies that majority of tenants LOVE these easy care, easy clean, dust-free floors.  If they like carpeting, they can get their own area rugs, color and patter of their own choosing, and take it (and their dirt) with them when they move.

(Disclaimer:  I do not sell, install or get any reward from any vinyl flooring manufacturer.  I just really like this stuff!)  LOL.

Good luck.