Kitchens and baths - best tips for rental upgrades?

Question

I'm interested in feedback on kitchen and bathroom upgrades for rentals.

We are currently rebuilding one property from a fire, so that kitchen is being covered by insurance, but it's been a good learning opportunity for us, and pricing on the same kitchen has ranged from $8,500 to $15,000 at a box store.

We have two other properties that we are renovating and upgrading right now, both will require new kitchens and baths. One is a duplex, so we are looking at three kitchen upgrades right now (four if  you include the fire rehab).

What have you found to be the best place to purchase cabinets, and what will hold up the best?

I'm also wondering if there are any tricks to cost-savings on small (apartment-sized) kitchens? I know a friend recently purchased a set of wall cabinets through Ikea that looked great and were only $2,500. But I'm not sure about an ikea kitchen in a rental.

Where do you purchase your cabinets and what have you found to be the best ROI for kitchens and bathrooms?

We are SW Ontario (Sarnia area). We also have access to U.S. retailers if needed.

Mindy Jensen · Answer

@Jami Kloet , I have heard nothing but positives about Ikea cabinets.  In fact, the only negative I've heard is that you have to put them together yourself, although you just set aside time and after you get the first one done, they all go together the same way and you can just knock it out. (Also, Ikea has a HUGE sale twice a year, so check in with them before you purchase. It would stink to buy them this week then they go on sale next week.)

I buy mine at Home Depot, because it's closer and I don't want to put together the cabinets. I buy Hampton Bay cabinets which are the "off the shelf" brand. I actually end up ordering the whole set, because I want them to match as best as possible, and I order sizes they don't typically carry on the shelf. It took a couple of weeks for them to arrive, but they are a great in-between from custom and Ikea. They have 33 (I think) different cabinet sizes, so you'll have to make them work, but my kitchen looks beautiful, if I do say so myself.

Installing cabinets is NOT hard at all. The uppers go in first, and I have a trick I use to install them myself. I figure out where I want the bottom of the cabinet to be, then I screw a 2X4 into the studs (using a level so they're straight) so the top of the board is at the same spot I want the bottom of the cabinets. I rest the cabinet on the board, hold the cabinet tight against the wall, and screw the cabinet in place. Repeat around the room. Bottom cabinets are even easier, as you don't have to hold them up. Use extra screws to secure the cabinet to the wall even better. (Don't forget to screw into the studs.)

Oren K. · Answer

Jami,

A cabinet (kitchen or bath) has essentially 4 main components; the frame, the decks / shelves, the facing and the doors. The materials used in making these drive the quality and the cost;

- Particle board (and there are different grades of this) is the cheapest

- Plywood is better (again different grades)

- Solid Wood is best (and again different types)

Water is the enemy of wood in general and cabinets specifically due to humidity and leaks so I prefer solid wood frame with plywood decks / shelves. If there is a leak, they get the most exposure. Not as concerned about the facing or doors.

How things are joined also comes into play; glue breaks down and water will swell particle board much more then plywood or solid wood. Finally, joints are 'weak' spots so dovetail & screws are better then glue and staples.

Make sure you are comparing apples to apples when looking at different cabinets.

Picking counter tops is impacted by the tenant class you are targeting. Someone paying $1200 a month may expect stone (e.g. granite or marble) but someone paying $600 a month is going to take what ever is there.

Note that I haven't even touched on styles.

Thomas S. · Answer

It depends on your ability and involvement in the process. For rentals I usually find kitchen and bath cabinets on Kijiji. Easy to find solid/sturdy units for next to nothing. No reason to use new in a rental.

All the time in the world to search for good units when considering upgrading occupied existing units.

Jami Kloet · Answer

@Mindy Jensen

Thank you! That was really helpful. I was really hesitant about the Ikea but I think I will price them out. I'm not too worried about assembly and installation, we do have the ability and knowledge to do that (although time is an issue).

I'm not sure of price difference in the U.S. but here there was a $7000 difference between a Lowe's Kitchen and ordering from a local Timber Mart. I just checked and we don't have those Hampton Bay cabinets at our Home Depot, but we are a border town, so I would have to see what the exchange would be to order a product like that and bring it over. Thank you for the recommendation. Since these kitchens are small, I think we could definitely go with something like that.

Thank you for all the feedback everyone. I will check out used kitchens as well, and maybe our local HFH.

Steve S. · Answer

I recommend solid wood. It's a bit more money up front, but they last longer, they're more durable and have less issues with water or humidity. It's also a lot easier to fix or repair solid wood over the cheap MDF stuff that is made by some other manufacturers.

I agree with many of the above posters, look at used cabinets, you don't have to pay full price for cabinets for rentals. But if you do because time is a constraint, pay up the good money upfront and you won't regret it down the line.

Kitchens and baths - best tips for rental upgrades?

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