Refinish existing hardwood or cover with carpet?

[Monica Evans]

Hi BP,

My husband and I purchased our first rental property and have been renovating it. It's a twin that was built in 1928 and has existing hardwood (or it may be softwood one contractor mentioned?) floors that are currently completely covered with old wall to wall carpet that we'll rip up once reno is done. The question is - do we cover with new wall to wall carpet or refinish? It will be a rental so wondering what is the cheapest and best option over the long run. 

- There will be tile in the kitchen and bath, decision is for the dining/living area, stairs/hall and bedrooms.

- Property is in Pennsylvania so there will be snow. 

- Long term goal would be to sell down the line so would hate to have the tenants trash the hardwood. 

Any guidance and advice from veteran landlords would be greatly appreciated!!

Thank you!

[Jason Hirko]

@Monica Evans one refinishing of the floor should last you at least 4x carpet replacements. I'd find out for sure what type of wood it is. Oak vs. pine for example wear very differently. Also take into consideration how nice of a tenant you're trying to attract. 

Also consider if your baseboards have shoe moulding, how high your jambs are cut, etc. You may end up with a sizable gap if you just leave the wood floor that will be noticeable to your eventual buyer (renter, not so much).