Duplex - Is it better to install carpet in 2nd floor Unit?

Question

Hi, we are pretty new to landlording and have a question about a duplex we purchased several months ago. The 2nd floor tenants recently moved out and we are taking the opportunity to upgrade the electric in the apartment, and also freshen it up a bit. The apartment has pretty nice hardwood floors throughout, minus the kitchen and bathroom (kitchen is vinyl, bathroom is tile). It also has non-painted trim and baseboards! Is it recommended to carpet the second floor of a duplex to try to lessen the noise? The first floor is also all hardwood and it seems the sound travels pretty easily between the units.

Would one or the other be a factor in what we ask for in rent? In other words, is one more desirable than the other and is it worth the money to put carpeting in?

Thanks so much!!

Would one or the other be a factor in what we ask for in rent?  In other words, is one more desirable than the other and is it worth the money to put carpeting in?

Thanks so much!!

Colleen F. · Answer

@Cindy Hughes you have hardwood.  Write in the lease they must cover so much of the floor with area carpet. If you are worried about it you could get area rugs yourself (single nuetral color), it is cheaper.  I would  not do wall to wall over hardwood in good condition.  I would not do vinyl or engineered hardwood.   It is money you don't have to spend. If the hardwood needs refinishing, refinish it. If you have beat up wood work go ahead and paint it but if in good condition natural is fine.    If you have natural wood work make it clear to the tenants they cannot paint it.

This is a 100yr old house so I am assuming nice trim.  My tenants always rave about the wood trim and natural floors.  You won't get more rent for hardwood but it does attract tenants.  Carpet not so much.

Bruce Woodruff · Answer

Better quality, longer lasting, doesn't have that cheap tacky look. I'm probably a bit prejudiced because of doing only high end work, but no one would ever have though of putting vinyl in a build or remodel. Since the price is comparable, I don't see why anyone would mess with vinyl.

Just based on my experience...... ;-)

Kris L. · Answer

@Bruce Woodruff

I like vinyl, what do you like more about engineered wood Bruce?

Bruce Woodruff · Answer

You can install an engineered wood (or vinyl if you must uggh) with an underlayment meant for sound deadening...

Marian Smith · Answer

@Cindy Hughes  That makes sense to me.  At least in the bedrooms.  There us very little you can do to mitigate sound transfer from above.  Home depot used to sell rugs that must have been carpet remnants for pretty low prices, so you may be able to provide a rug and just require professional cleaning at move out.  and a pad would help even more.

Cindy Hughes · Answer

Thank you so much for your input!

The house is about 100 yrs old, and the trim seems to be original and does have polyurethane.  Not in pristine condition, but it looks so nice with the hardwood floors.  It is one of the things I loved when we looked at this property to purchase it.  The steps to the 2nd floor are carpeted, so at least that helps!

Is it okay to ask or require a new tenant to cover a certain percentage of the floors with rugs?

Thanks!!

Jeffrey K. · Answer

In order to not bury the lead... hardwood, hardwood, hardwood.

In my experience, people often rave about hardwood but I have never heard "OMG that is amazing carpet"

Furthermore, I have found that noise issues are usually resolved between tenants as opposed to a landlord issue. Additionally, carpets are significantly less resilient than hardwood. On a practical basis, this can mean less frequent replacement and/or chasing down tenants for a moving out expense that their security deposit is insufficient to cover.

Finally, the hardwood is already in...why spend money on something that the tenant will not actively appreciate.

As for the trim...that is one of my favorite cheap replacements that can go a very long way. If you just need to paint or finish the trim in place, thats great news and will cost about $50. New trim can give a more modern look to a rental without breaking the bank.

Alecia Loveless · Answer

@Cindy Hughes If the trim is some sort of nice looking finished wood I wouldn’t paint it. Maybe polyurethane it or spar varnish it. However if no one got around to it and it’s just cheap grade material then I would paint it.

As far as carpet goes I’d mention to the installers that part of the reason you’re installing it is to preserve the wood for the future so they don’t glue it down and staple it instead as hard wood adds value to the property down the road potentially.

Just my opinion.

Jim K. · Answer

@Cindy Hughes

Yes, it's usually a good idea to pad and carpet the second floor. That's the first line of offense against sound. It's almost always worth the money. It does not make the apartment more desirable than a nice hardwood floor, so it's an expense you would eat.

You should paint the trim. Paint is for protection first, decoration second. If the time and baseboards are PVC, that doesn't matter as much, of course, but if they're wood, paint will help the trim last.