Real Estate Investor / Agent · West Palm Beach, FL · Member since 2016 · 143 posts · 38 votes
Hello BP!
I have 2 rentals I am rehabbing and need some advice on where to get cabinets and/or vanities.
The first rental is a section 8 for $1400 a month that is in a low income neighborhood with families. Need cabinets that are inexpensive but will last a long time.
Second, is a town-home that will appeal to the local baby boomer crowd. Looking for a higher build quality and again need something that will last.
Any ideas on where to get good cabinets and/or vanities for a great price?
I'm sure many will have an opinion on this. I've been a landlord for 16 years but never more than about 10 properties at once - mostly SFRs. Styles and expectations vary quite a bit by location. I have owned rentals in hawaii, California and Utah from 130K to 700K.
For lower-end rentals I always try to re-paint or re-face cabinetry. If I have to replace, I like oak because it's an inexpensive hardwood that can take some use and abuse. I have purchased Home Depot in-stock cabinets and although the boxes are cheap particle board and the hinges and drawer glides are just ok, they have fared well with standard use. The styles are simple and the doors and even face frames can be replaced by going right back to the big orange box store. Renter's deposits will cover a few repairs.
When appealing to a more picky rental market I use whatever is in style at the moment from the mid-range price-point in my area. I have used IKEA, HD and Lowes and I once used a flat-pack DIY assembly kitchen from a "Kitchen's To Go" type store. I prefer in-stock, assembled cabinetry so I can exchange quickly if I get a defective or wrong item. Face frames and doors in Birch, Maple, Oak, Hickory and Ash are going to fare much better than soft Alder, MDF or Pine. Expensive plywood boxes are not necessary in my opinion because it's the face-frames and doors/drawer fronts that take the real abuse. Right now in my area of Utah, white shaker-style (craftsman) is the most popular. It may be different in your area but I don't argue with local trends! Designers always want to "make a statement" or "be original" but I just want to attract the most people! I see what's popular and find an affordable version in a decent quality. When the styles change in 5-7 years (and they always do!) I decide whether to re-face or replace at that time.
For vanities, I use Lowe's and HD equally. Whatever pre-fab units look good and fit the space and current styles are the right choice for me. Don't overthink it. Give people what they are seeing on HGTV or in local home and condo models. Generally, styles tend to change faster than cabinetry gets too beat up to use. Don't bust your budget but give people what they want now and then re-paint, re-face or replace as needed down the road.
Hope that helps.
Below is a remodeled kitchen I did last year. The original cabinetry was an outdated maple door style. I had this large kitchen painted and re-faced (new doors and drawer fonts) and 2 bathroom vanities too, for about 3k.
I'm sure many will have an opinion on this. I've been a landlord for 16 years but never more than about 10 properties at once - mostly SFRs. Styles and expectations vary quite a bit by location. I have owned rentals in hawaii, California and Utah from 130K to 700K.
For lower-end rentals I always try to re-paint or re-face cabinetry. If I have to replace, I like oak because it's an inexpensive hardwood that can take some use and abuse. I have purchased Home Depot in-stock cabinets and although the boxes are cheap particle board and the hinges and drawer glides are just ok, they have fared well with standard use. The styles are simple and the doors and even face frames can be replaced by going right back to the big orange box store. Renter's deposits will cover a few repairs.
When appealing to a more picky rental market I use whatever is in style at the moment from the mid-range price-point in my area. I have used IKEA, HD and Lowes and I once used a flat-pack DIY assembly kitchen from a "Kitchen's To Go" type store. I prefer in-stock, assembled cabinetry so I can exchange quickly if I get a defective or wrong item. Face frames and doors in Birch, Maple, Oak, Hickory and Ash are going to fare much better than soft Alder, MDF or Pine. Expensive plywood boxes are not necessary in my opinion because it's the face-frames and doors/drawer fronts that take the real abuse. Right now in my area of Utah, white shaker-style (craftsman) is the most popular. It may be different in your area but I don't argue with local trends! Designers always want to "make a statement" or "be original" but I just want to attract the most people! I see what's popular and find an affordable version in a decent quality. When the styles change in 5-7 years (and they always do!) I decide whether to re-face or replace at that time.
For vanities, I use Lowe's and HD equally. Whatever pre-fab units look good and fit the space and current styles are the right choice for me. Don't overthink it. Give people what they are seeing on HGTV or in local home and condo models. Generally, styles tend to change faster than cabinetry gets too beat up to use. Don't bust your budget but give people what they want now and then re-paint, re-face or replace as needed down the road.
Hope that helps.
Below is a remodeled kitchen I did last year. The original cabinetry was an outdated maple door style. I had this large kitchen painted and re-faced (new doors and drawer fonts) and 2 bathroom vanities too, for about 3k.
See if there is a RESTORE store in your town. Or Seconds and Surplus.
If there is no hurry, your best deals are ordering cabinets from Alibaba.com
I really like the Re-Store (Habitat for Humanity) for a few odds and ends here and there - a few pieces of hardwood trim, a vanity top, a vintage sink or a cool, an old door with character. It is very difficult to get an entire kitchen there that will fit your needs and that will be an upgrade for what you're ripping out! The Re-store is a Salvation Army store for building supplies. They mostly have used, older, outdated stuff. Sometimes they get new, factory-blemished items, scratch and dent appliances or "oops" paint.
Alibaba.com or any Chinese supplier can provide inexpensive flat-pack (ready-to-assemble) cabinets for good prices, but you will wait weeks or months to get the products and if one thing is damaged or incorrect, you will wait weeks or months again. I know several re-habbers that have had their projects held up for weeks (while hard money and other holding costs killed their budget) and they only "saved" a few hundred bucks over the local supplier prices! Not worth it in my opinion.
That kitchen looks awesome man. That kitchen is huge and any renter should feel happy to have that.
Thanks so much for all the awesome advice. On the small town-home the original cabinets are really warped and unfortunately have to be replaced so your thoughts are really useful.
I went to IKEA and they seem to be better priced than HD and seem a little "cooler".
I also just met a highly referred cabinet guy from China that does the whole Chinese cabinets and counter-top thing so that may be a good resource for me and my investor clients.
Thanks again for all your help, I truly appreciate your time.
I used IKEA on my last 2 kitchens. They work well, with some caveats.
1) If you don't do the computer layout at the store, there WILL be a problem. Ask me how I know this....
2) the hardware at ikea for cabinets (drawer pulls, etc) is not the best, and needs some patience and tweaking, but can give you a really, really cool look for a lot less than custom.
3) if and when someone tears through the outer laminate (plastic) layer on them, water will destroy them in no time (think under-sink leak)