Best flooring for a long-term rental?

Question

What’s up everyone. Looking for assistance on choosing the right flooring.

Currently, I am gut renovating a two-family; one 2BR about 800 sq. ft. and another 3BR about 1500 sq. ft.. The 3BR will be nicer than the 2BR— I’d say a solid B+ Rental.

When it comes to flooring, I am looking for something that is waterproof and highly durable (who isn’t), but mainly something that will last. I figured, I am paying the labor now so I might as well invest in a good floor that I won’t have to change in the next 5 years or so. I would also like something that is pet friendly.

I have considered $1-3 sq. ft. for one unit and $3-5 for the nicer unit. I have found some waterproof LVP and laminate options in the $2-3 sq ft. range (see below) and even a promotion for a waterproof engineered wood for 3.14 sq. ft., which I almost pulled the trigger on. However, the only concern I have here is- I keep reading reviews on the flooring in this price range saying ‘the product looks beautiful but it scratches easily, it does not hold up well, etc.

My question is, what can I expect if I spend $2-3 per sq. ft.? At what point, is it worth spending more, say $4-5 sq. ft.? Do I go with a low-end wood/engineered wood or a higher end LVP/laminate? Again, it’s for a rental so if I can spend $1-3 sq. ft. and get by I would, but if it’s going to be worth it in the long run to go up a level, of course I will then spend more.

Let me know what you think. I will share some flooring options I have considered below— just in case some of you have used ether of them before and can give me the thumbs up or thumbs down :)

Thanks,

Steve

Flooring for the nicer rental:

$3.14 / sq.ft. --> Sure+ Waterproof Flooring Weathered Oak 6.5 mm T x 6.5in.W x 48in.L Click Engineered Hardwood Flooring

$4.64 / sq.ft. --> CALI Waterproof Core 5.59-in Antique Iron Bamboo Engineered Hardwood Flooring (14.06-sq ft)

$3.91 / sq.ft. --> Armstrong Prime Harvest Oak Oceanside Gray Engineered Hardwood

$3.19 / sq.ft. --> LifeProof Sterling Oak 8.7 in. W x 47.6 in. L Luxury Vinyl Plank Flooring (20.06 sq. ft. / case)

Flooring for the other rental:

$2.79 / sq. ft. --> CoreLuxe XD - 7mm+pad Beach Cottage Oak Engineered Vinyl Plank Flooring

$2.49 / sq. ft. --> Pergo Portfolio + WetProtect Waterproof Trenton Oak 7.48-in W x 3.93-ft L Embossed Wood Plank Laminate Flooring

$2.39 / sq. ft. --> Home Decorators Collection Natural Oak Grey 6 in. x 48 in. Luxury vinyl plank flooring (19.39 sq. ft. / case)

$1.90 / sq. ft. --> STAINMASTER 10-Piece 5.74-in x 47.74-in Burnished Oak- Fawn Luxury Vinyl Plank Flooring

$1.68 / sq. ft.  --> ProCore 16-Piece 5.75-in x 35.75-in Heirloom Oak Luxury Vinyl Plank Flooring

Keith Lewis · Answer

First let's address a pro tip; the one that said glue down a FLOATING FLOOR which is all Click Lock. Many in their installation instructions will tell you this voids the warranty if there is an issue. Gluing the floor does NOT keep the WOOD subfloor from expanding and contracting; it's a temperature and moisture sensitive product. The only reason to glue down a floating floor would be to deaden the noise on an upper floor or if you have a living space under it. NEVER glue a floating floor with a pad; the pad will eventually shear off from the pack of the product due to movement.

Look for a Rigidcore product not a WPC. Sometimes they are called SPC also. The have less chance of being affected by temperature. If you get one with a pad realize it is only there to help deaden sound; it does absolutely nothing for warmth or really comfort. If you can for this type of housing get one where the plank itself is at least 4mm NOt including the pad. 12mil wearlayer is good 20+mil is better(commercial) but not necessary. MAKE SURE the product has a good scratch resistance Finish coat preferably Aluminum Oxide or Ceramic Bead. Don't buy a smooth plank, they scratch too easily; get a one with texture/graining. try the old Rub it with a quarter to see if the surface scratches. A good product will actually wear the groove off the quarter and like a scratch buit actually it's the residue from the quarter.

Lastly LVP are ALL Waterproof, BUT THE INSTALLATION IS ONLY WATER RESISTANT. The seams are only as good as the installation and water setting there for a long period (36+ hrs) will get through many. You could put a dressing on the floor to seal it but then you've just added maintenance. Use a better quality dressing with at least a 25% solids content if you choose that route.

Good Luck.

Fernan Nava · Answer

LVP or LVT, are the best value for a rental property in a b or c class property. this is a vynil based floor so is water proof, is a floating floor so prep floor is minimal, the colors are very rich so it looks very beautiful and is easy to install, scrachting is minimal due to its light reflecting ability, You cant go wrong with this kind of floor. Good luck

Wesley W. · Answer

I have had good luck with Pergo Outlast.  It is water resistant, and is 10mm thick with the backing, so it mitigates any undulations you might have in your subfloor due to settling. (I usually shim under the really bad spots.)

It runs $2-$3 per sq ft. and you can even install it in the bathroom and kitchen.  I just did a turnover after 4 years from a family with 2 young children and a dog, and the entire floor is virtually unblemished.

Brandon P. · Answer

LVP or sheet vinyl seems to be the most durable and waterproof flooring, the wholesaler and installers that I purchase flooring from agree with this.The products around $3 psf are super durable, I see them being installed in commercial buildings and offices with high foot traffic. Pro tip from the installer is to glue every piece down, not just the borders as the pieces will shrink and create gaps if you only glue the borders.

Filipe Pereira · Answer

Hi @Steven Schulman, we install Lifeproof flooring across our portfolio rental in CT. Specifically Lifeproof Shadow Hickory. My contractors love the easiness of the install and I appreciate the quality of the product at the price point it's at. We used to use a Shaw commercial product (another LVP - can't remember the specifics) but it was 2x the cost and I'm not sure it was 2x better than the off the shelf stuff at Home Depot. Lastly, pro tip: if you get enough flooring, you can go to the pro desk (or the guy/gal in flooring) at Home Depot and try to negotiate a discount - especially if you're buying enough that they have to place an order. We're usually able to negotiate 5-15% off the retail price they quote us.

Bill B. · Answer

Whenever I look at the LVP I’m always amazed that installed it seems to cost more than tile. I guess if you’re doing it somewhere that doesn’t have slab construction it could be more durable? I’ve got 20 year tiles installations in rentals that look like new. They don’t get scratched up by pets or moving furniture like wood products. But with tile around $1sf for the decent stuff or 50 cents/sf for the cheap stuff (floor & decor or your equivalent, but don’t bother getting a quote from them to install. It’ll be at least $2/sf., close to $2.50 sometimes) and installation in the $1-$1.50/sf that makes most installs between $1.50 - $2.50/sf installed with labor & materials.

Keith Lewis · Answer

Start with the leveling. Mapei Plani Patch or Ardex Feather Finish, both mix with water , are Portland based and sand thin. Use a 1/4 " ply smooth one side not Luan if you can afford it. Always use exterior graded plywoods or luan ...the glues are more water resistant. Gluing the floor down on the upper floor is a good idea but why waste money on gluing a CL ? Just get a good 3mm lvp with a 12 mil wearlayer and an aluminum oxide finish. They make sound deaden panels and underlayment you can actually glue full spread to the builder floor then glue the lvp to it. Just follow the directions.

Steve Schulman · Answer

@Keith Lewis Good stuff. In regards to the glue down floor: I will be installing some type of click lock flooring in unit 2 rental- which is on the third floor, above the bedrooms of unit 1 rental on the second floor. Would it be unwise to consider gluing the floor down? Anything else you can recommend for sound?

Lastly, do you have any advice on dealing with an unleveled floor? And what product to go with? In aforementioned unit, I have yet to completely demo the subfloor yet— but the house, which was built in 1920, does have a sag to it so I don’t expect to get the floor completely level. Thanks for the advice

Steve Schulman · Answer

@Bill Brandt Interesting. Would you recommend LVT or is it the same difference? Thanks Bill.

Fernan Nava · Answer

I install mostly “Mohawk carpet” branded rigid lvt. As others have noted the product is more expensive than porcelain or ceramic tile generally but I think is a better value. The color are very alive and rich.

Best flooring for a long-term rental?

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