Carpet or laminate? It's complicated.

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Carpet or laminate? It's complicated.

Laurie Williamson
Rental Property Investor · Plano, TX · Member since 2014 · 54 posts · 19 votes

I usually make decisions quickly, but I'm stuck on this one... I need to replace the flooring for 3 bedrooms in my rental property. They currently have carpet, but it's pretty worn out. I am trying to decide whether to put in new carpet (at a cost of about $1500) or wood-look laminate (about $3500). I've heard luxury vinyl tile is great, but I already have wood-look laminate in two living areas, one of which I just installed a couple years ago, so I'm trying to match what I already have, if I do a wood look. Here are the factors I'm weighing:

• Cost is the main factor here, because I also need to replace the kitchen tile. It will cost about $1500. 
  So to replace both floors at once, I'm looking at either $5000 or $3000.

• This property cash flows about $5,000/year *before expenses* — so that's a whole year of profit, if I do the higher end option.

• Now, let's talk expenses. Last year, I spent nearly $10,000 on repairs to this property. I had to replace the garage door, get some major plumbing done, paint the exterior, replace some appliances... it got a little out of hand.

• If price wasn't an issue, I would prefer the laminate, because it looks nicer, would last longer, and my tenant would like it better. However, it's almost double the price, and I'm not sure if it will be worth it. I could replace the carpet twice and still spend less.

• My lease says no dogs, but I'm pretty sure there's a dog in there. If I get carpet, it's probably going to get peed on.

• However, I am concerned about damage to the more expensive floors, too. The new floor I had put in for her a couple of years ago already has scratches on it, and the transition piece is broken off. Other things in the house have been damaged, as well. I kind of expect the carpet to need replacement, and would actually be ok with replacing it after she leaves, since it is cheap... but I would be upset if the nice, new wood-look floors were ruined.

• Her lease is up for renewal, and I'm considering giving her two options: Keep the same rent, and get new carpet, or raise the rent, and get wood-look laminate. I'm replacing the tile either way, because it has some broken tiles and needs to be replaced. Property values are rising in this neighborhood, and I am currently charing below-market rent because I am a sucker. 

Thanks for any advice! 

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Bonnie LowPro Member
Lender · Asheville, NC · Member since 2016 · 1k+ posts · 1k+ votes
6y
I would not change anything while this tenant is in there. Clearly, she's not careful with your property (like having a dog when the lease says no dog.) Do nothing until she moves out then upgrade to some type of laminate as it's more durable. As for matching the existing floor, it's always nice to do, but unless you're in an A class neighborhood, it's not necessary. Maybe you can stay in the same color family so the transition from old to new is less noticeable. You'll always notice it because you know it doesn't match, but tenants are usually just thrilled that it's new.
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  • Bonnie LowPro Member
    Lender · Asheville, NC · Member since 2016 · 1k+ posts · 1k+ votes
    6y
    I would not change anything while this tenant is in there. Clearly, she's not careful with your property (like having a dog when the lease says no dog.) Do nothing until she moves out then upgrade to some type of laminate as it's more durable. As for matching the existing floor, it's always nice to do, but unless you're in an A class neighborhood, it's not necessary. Maybe you can stay in the same color family so the transition from old to new is less noticeable. You'll always notice it because you know it doesn't match, but tenants are usually just thrilled that it's new.
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  • Laurie Williamson
    OP
    Rental Property Investor · Plano, TX · Member since 2014 · 54 posts · 19 votes
    6y

    Thank you so much for taking time to reply! I really appreciate the advice. 

    0Reply
  • Nathaniel C.
    Rental Property Investor · Louisville, KY · Member since 2018 · 5 posts · 2 votes
    6y

    Big LVP fan here... Cleanup is much easier when you have turnover. I have seen carpet with odor that can't be removed even with the fanciest enzyme cleaners. 

    2Reply
  • Eric Kennedy-Smith
    Member since 2020 · 3 posts · 0 votes
    6y

    @Laurie Williamson : I agree I wouldn’t change anything while they’re in there.... I would also go with anything but carpet to prevent anything like this in the future

    0Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    6y

    Factor in how long it will last and if you put in carpet and have to replace it 5 years down the road, how much will a vacancy cost you not to mention the cost of either more carpet or vinyl??  That's bigger picture.  

    Right now you have a tenant that is in there and paying rent, just leave it.  You mentioned you suspect an unpermitted dog and she's rough on stuff (the tenant, not the dog!).

    0Reply
  • Sharlene Mulchandani
    Cincinnati, OH · Member since 2020 · 299 posts · 476 votes
    6y

    @Laurie Williamson Like most others mentioned, I think it would be best to make any changes only after this tenant moves out. As for carpet vs laminate, I would definitely go with LVP!

    2Reply
  • Peter B.
    Investor · Ogdensburg, WI · Member since 2016 · 273 posts · 351 votes
    6y

    Keep the carpet. Charge pet rent for the dog. Use pet rent to pay for the new flooring.

    0Reply
  • Kris L.
    San Antonio, TX · Member since 2019 · 930 posts · 836 votes
    6y

    @Laurie Williamson

    How big are these bedrooms? I would expect 3 bedrooms to be around 400ft^2, which around here for laminate would be <$1500 installed. $3500 either means you have massive bedrooms, are using really high end materials, or are paying way too much for labor.

    0Reply
  • Laurie Williamson
    OP
    Rental Property Investor · Plano, TX · Member since 2014 · 54 posts · 19 votes
    6y

    Thanks for all the feedback! It is so helpful.  Even though I do have concerns about wear and tear on the flooring, I am committed to replacing the carpeting, because I already told my tenant that I would do it. It really should have been done before she moved in… When I bought this property, it already had a tenant in it, and I did not really get a close look at the carpet. At that time, it had a property manager, and I was eight months pregnant, so I kept the same property manager to make it easy. I didn’t do anything to improve the property at first. The previous owner had put in granite counters and done some other updates, and it appeared to be in pretty good shape already. However, that tenant had financial problems and stopped paying their rent. They moved out, and a manager put this tenant in. When they did the make ready and move-in for the new tenant. it happened to be the week I was on vacation. So, I have never been in this place when it didn’t have tenants in it…Anyhow, the manager had the carpets professionally cleaned, but I guess they didn’t do a good job because this tenant has been complaining about the carpets since the day she moved in. But at that time, I was freaking out because I had lost a month and a half rent from the previous tenant, they stole the refrigerator, and I was overcharged for the make ready... I got a bill for $600 for carpet cleaning.I’m still mad about that! LOL… Anyway, I wasn’t about to replace it after paying $600 to have it cleaned. But it has been four years now, and it’s time to put something new in there. The carpet is an outdated style, and it is getting worn at the transition pieces. It looks bad. I would have done it sooner if so many things had not gone wrong with this property last year, AND if I had gotten her to sign a lease. I have not gotten this tenant to sign a lease for two years. She has been month-to-month this whole time! I started offering incentives, like a year ago I offered to replace that carpet, but I was going to raise the rent up from $1420 to $1500. She went with the lower cost option, which had a lease, but never signed   the lease. I was so burned by the last tenant, though, that I didn’t argue with month to month. I have always just been happy that she pays the rent on time. I know how expensive it can be to do a make ready between tenants. And in this case, it’s just time to replace that carpet. To answer the question about square footage, I’m not sure about the size of each of the bedrooms, but the house is about 1700 ft.² total. It is a little bit bigger than the average rental, but still probably a B or C property because of where it is. I understand the idea of waiting until the tenant moves out before making upgrades, but I don’t think she is going to move out anytime soon... Without getting too personal, there are family and financial and factors here that make me think, if I had a crystal ball, I would not be surprised if she stayed here for four or five more years. This tenant does not take the best care of the property, but it’s not bad enough that I would kick her out. I am just trying to do my job as a landlord by maintaining the property, but I do still want this to be a profitable rental. Based on what everyone has said, I am leaning toward the carpet! For $1500, I will feel like I have done my job of putting decent flooring in there… And when she moves out, I will rip it up and put in something else. My husband said that there are parquet wood floors under the carpet. He saw a corner of them in one of the closets, where the carpet had been cut to put in a scuttle hole for access under the house. I haven’t looked at it, so I have no idea what kind of shape it’s in, but we might be able to get that refinished after she moves out, for the next tenant. I don’t wanna do it while she’s in there because it will create a lot of dust and smell, and just not ideal with someone living in the property.

    1Reply
  • Angelo Forzano
    Member since 2020 · 54 posts · 30 votes
    6y

    I didn't see all the post but the laminate flooring is the way to go.. have you ever put any down yourself? For a bedroom that doesn't have a lot of cuts it's not that hard it's a two-day job you'll save a lot of money and after you do the first bedroom trust me the second and third will go quicker .you can buy Closeouts of laminates in many of the stores especially when you only need 120 to 140 square feet per room. They always have small lots they're dumping. Buy the material and hire a handyman at $ 200 per day

    0Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    6y

    @Laurie Williamson I have had the same dilemma with carpet in the bedrooms. Not only is it half the cost, but can be installed in less than half the time. Bedroom carpet lasts about twice as long as living room in my experience. No flooring lasts forever. Even if LVP holds up physically, styles change over time. 

    I do have a concern with a couple of your comments, specifically the one that she has a dog. Even if you committed to replacing the carpet, you need to address that. Tell her you are not going to replace carpet just to have a damage it. Make it clear that ANY damage to new carpet is 100% on her. She can't claim it was like that when she moved in.

    Also if she is refusing to sign leases or follow through on agreements, there is no reason for you to replace carpet. Just tell her straight up what she needs to do to get the carpet replaced. If she doesn't agree, any time she asks about the carpet, just redirect her to what she needs to do. 

    Carpet is not a matter of safety or health, so you are doing this only to keep your tenant happy. Just make sure you get something in exchange. This is a business, you only want to spend money if it gains you something.

    2Reply
  • Colleen F.Pro Member
    Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
    6y

    If you are going to do carpet , which it sounds like you are, tell her it is there for the duration. It is quick and easy one day job. Also let her know she is going to have to move her stuff if you install now.  Wood parquet can be difficult or impossible to refinish so don't get too hopeful on that. It depends on what it is. You can get an idea when they rip out the old carpet.  As for the lease, you know if they are Month to month you don't have to wait a year to raise the rent, you can raise it anytime so I wouldn't worry on that one. 

    2Reply
  • Laurie Williamson
    OP
    Rental Property Investor · Plano, TX · Member since 2014 · 54 posts · 19 votes
    6y
    Originally posted by @Colleen F.:

    If you are going to do carpet , which it sounds like you are, tell her it is there for the duration. It is quick and easy one day job. Also let her know she is going to have to move her stuff if you install now.  Wood parquet can be difficult or impossible to refinish so don't get too hopeful on that. It depends on what it is. You can get an idea when they rip out the old carpet.  As for the lease, you know if they are Month to month you don't have to wait a year to raise the rent, you can raise it anytime so I wouldn't worry on that one. 

    Thank you for this information! I didn't know that about wood parquet... good to know.

    0Reply
  • Laurie Williamson
    OP
    Rental Property Investor · Plano, TX · Member since 2014 · 54 posts · 19 votes
    6y

    @JoeSplitrock, thank you, that is really helpful. Good idea—I'm going to require a signed lease to put in the carpet. I'm still thinking about what to do about the dog, if in fact it's still there. I didn't want pets because they can cause damage, but it's not like I dislike dogs... was just annoyed that the lease provision was ignored. I'm going to address it with the new lease.

    0Reply
  • Laurie Williamson
    OP
    Rental Property Investor · Plano, TX · Member since 2014 · 54 posts · 19 votes
    6y

    @Angelo Forzano, no I haven't installed flooring myself... it's probably time to learn! When this house is empty, I will probably roll up my sleeves and do as much of the make-ready myself as I can. For now, just trying to get it installed quickly, and by someone else, since she's still living in it. Thanks for the tips on how to do this less expensively.

    0Reply
  • Laurie Williamson
    OP
    Rental Property Investor · Plano, TX · Member since 2014 · 54 posts · 19 votes
    6y

    You guys are all amazing and I appreciate your input so much. Bigger Pockets is such a great resource! I'll try to pay it forward and check the forums and see if I can help anyone else. Hope you all have a wonderful day, and thanks again for the insightful advice!

    0Reply
  • Mike Lee
    Investor · Tampa, FL · Member since 2017 · 123 posts · 109 votes
    6y
    Originally posted by @Nathaniel C.:

    Big LVP fan here... Cleanup is much easier when you have turnover. I have seen carpet with odor that can't be removed even with the fanciest enzyme cleaners. 

    Another vote for LVP. A little more on the front end but we'll worth it. I am in the process of replacing carpet in an upstairs unit (3 bedroom) and bathrooms that have tile.

    0Reply
  • John Warren
    Real Estate Broker · 3412 S. Harlem Avenue Riverside, IL 60546 · Member since 2015 · 6k+ posts · 5k+ votes
    6y

    @Laurie Williamson never replace flooring surfaces for existing tenants. That is an ongoing rule that I have always kept to. If they want to move into a different unit and sign a new lease, then great. As for the carpet vs hard flooring debate I always lean towards vinyl plank. The problem though is that the cost has gone up so much on vinyl products. I have started considering doing more laminates, but they get ruined by water so easily. 

    With carpet, I have seen some carpets in one of my buildings that have lasted 10 plus years. I don't install it as often, but I am about to do it at scale in living rooms and bedrooms in a new complex in Cicero. It is just so much cheaper to install that it is hard to not install it at some point. 

    0Reply
  • Keith Lewis
    Interior Decorator · Canton, MI · Member since 2015 · 129 posts · 100 votes
    6y

    Replacing the carpet is the way to go as long as you are on a main floor. On a second or higher floor, then sound deadening comes into play as well as local ordinances for it. LVP(luxury vinyl plank) is a better value but search for one that has these traits; At least 4 mm thick by itself not including whatever pad might be attached for sound deadening. If scratching is an issue don't go less than a 12 mil wearleayer (22 mil is better ans commercially rated but it could be overkill). The BIG factor is making sure the product has a better scratch resistant FINISH over the wearlayer, preferably aluminum oxide or a ceramic bead and two coats if possible. The product should have a rigidcore base  but still have some slight flex for any irregularities in the subfloor. Stay away from WPC based products. While a good item it has a tendency to indent with heavy load and doesn't do well in high heat situation like picture windows without drapes. If the product you chose does NOT have a attached pad the n find the Omnichoice underlay from Healthier Choice. It has a 73db sound rating, one of the highest for a cushion type underlay.

    Hope that all helps.

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