basic flooring in 100-150k ARV rehabs

[John Voychick]

I am working on my third BRRR in Jacksonville and have learned a ton along the way. I'm trying my best to learn how to streamline these different processes. I know there is a lot of discussion on this but I'm still having trouble deciding.

When reflooring a 12-1500 sqft 3/2 SFR, what is the flooring of choice for the long term?

I have done wood tile, LVP and carpet.

This last property I used LVP in the main areas, carpet in the bedrooms. Problem is, LVP is costing me $5sqft.

I feel like I'm off on my prices and would like to aim for $3/sqft. If I do tile, the subfloor adds to the cost.

Basically, what are people using as their main area flooring of choice?

What sort of price including install are you getting? I'm in Jacksonville.

[Mike B.]

@John Voychick I assume your $5 price includes material + labor?  If so I don't think it's that bad. 

I have a guy who will install LVP/Laminate for $1.5/sq ft.  So if I purchase LVP at $2.5/foot then it costs me $4/sqft installed total (material + labor). 

My suggestions to you include:

• Find someone who will install it cheaper (OR if your installer is great, and its a great price keep him and go to the next option
• Purchase material cheaper.  Would check out floor & decor for deals.  Lumber liquidators -- > you can setup a "pro account" for free and they give you a discounted price to buy material.  Also search craigslist for deals (see below)

To answer your question of WHICH material to use: I would say the cheapest.  Which may be the $1/sq ft laminate and then use LVP only in kitchen/bath (wet) areas. 

Another idea, and one I personally did on a previous BRRRR: I installed carpet in the bedrooms, albeit a lower grade, but felt/looked nice.. cost was $3/sq ft (labor & material installed) so I did that upstairs. Then, on the main floor (LR/DR area) I installed hardwood floors and installed myself (purchased materials for $2/ft). I only needed about 300 sq ft and I found some leftovers from a project on craigslist so I went that route and it turned out great. Kitchen was tiled, but you could easily install LVP there as well.

Hope this helps.