Budget Rental Kitchen

As many of you know my focus is primarily high end rentals and student housing, but I recently redid a kitchen in a unit for a tenant who has been a resident for 25 years.  I did not want to spend a lot of money so I used the following materials.  I thought this list would be good for the BP community because many of you have Section 8 and inexpensive rentals that this would work great for.  I shop at Home Depot so these SKUs will only work there.  Many of these materials and tips will work for a nicer rental or flip.  All you would have to do it upgrade the cabinets and fixtures and add and dishwasher and disposal.

 Budget Kitchen Pick List  

Flooring 

180-864 ¼” Hardi-Backer

717-202 Backer-on Green Screws

399-775 White Versabond Thin-set Mortar

729-124 Tobacco Grout (use Linen in a nicer rental)

257-140 3/16” Tile Spacers

953-185 Schluter Tile Edge/Transition

605-401 Fiba-Tape Fiber cement seam tape

I use Porcelain tile in my rentals purchased by the pallet from Lexco Tile & Stone in West Allis, WI.  I buy the Savannah 12x12 in Beige by FLORIDA TILE for $1.19/ sq. ft.  I do not recommend peal and stick tile or sheet vinyl unless you have NO TIME.  If you have less time use a speed set mortar.  My peers who buy tile form HD buy the .57/sq. ft. ceramic tile in the 12x12 Walton pattern.

Flooring Tips:

1. Use a ¼” Square notch trowel on the subfloor before laying Hardibacker
2. Use a ¼” x 3/8” Square notch trowel to lay tile
3. The white Versabond is a few dollars more but is stronger and will not show through light colored tile or natural stone
4. Porcelain tile is much stronger than ceramic and if you can afford it, buy it!
5. Use ½” Hardibacker (202-225) if you can or if your subfloor is really bad
6. I like tile in kitchens but if the hardwoods are good they are also a good option.

369-062 Unfinished 60” Sink base

370-264 6’ Tumbled Roca Formica Counter

942-324 GE II 1HR Silicone Caulk (because I always seem to be caulking as they move in)

Cabinetry Tips:

1.      Unfinished cabinets from HD are low quality and I would not normally use them

2.      Adding three upper cabinets or shelving makes the kitchen look much better

3.      Buying prefab countertops from Lowe’s saves time by not having to iron on edges and cut sink hole.

4.      When doing high-end rentals, flips, and condos, I use Thomasville cabinets in Mansfield Oak Chocolate color.  Have the sink base made of full plywood as it takes the most abuse.

5.      In-stock cabinets at HD often go on sale.  Ask in Kitchens and Baths when the next 20% off sale will be. 

Plumbing 

320-643 Neptune Double Sink (use single bowl if adding a dishwasher)

782-644 Sink Hole Cover (used when not using a faucet with sprayer or dishwasher)

737-542 Center Waste Outlet

708-097 P-Trap

535-072 Sink Strainer (You will need two.  Better to buy Proflo from Fergusson)

817-572 Glacier Bay 3-Hole Chrome Faucet

124-145 Clear Adhesive Caulk (can sub plumber’s putty)

317-853 ½” Copper Escutcheons

170-972 ½” ¼-Turn Compression Angle Stops (might need thread on if you have galvanized plumbing)

744-549 30” PEX Supply Lines W/Plastic Feral

Plumbing Tips:

1. Hire a pro if you don’t know what you are doing or if required by local code.
2. Glacier Bay faucets are great because they have a life-time in store warranty if you keep the box.  If you choose not to buy a GB buy a Moen because they are very easy to work on and plumbers always have the universal cartridge on their truck.
3. In nicer rentals we use a Badger 1 1/4HP garbage disposal (WARNING!!! these can cause many maintenance calls )
4. Braided SS supply lines are better if you are not familiar with PEX as they are easier
5. When using PEX supply lines you must use the plastic feral that comes with the supply line and not the metal one that comes with the angle stop (don’t ask how I know this).
6. Liquid Teflon is your friend (we use swan seal)
7. Don’t be cheap.  Buy ¼ turn angle stops!
8. Never buy faucets with a sprayer.
9. Never install icemaker lines to refrigerator in a rental.
10. The smaller the gauge of the steel of the sink the better quality and more wear resistant it is.  I don’t use the sink above normally as it is not strong enough.

701-704 13” Commercial Electric Dome Twin-Pack (save the second for your next job)

866-616 Nutone Basic White Range Hood

Electrical Tips

1. YOU NEED TO PUT IN A HOOD SO THE BUILDING DOES NOT SMELL LIKE GREASE!
2. Make sure outlets that need to be GFI protected are.
3. Can lights look great if you are redoing the ceiling and don’t cost much more than domes.
4. We put in a GE 24” xenon or florescent under cabinet light above sink in all units.
5. Replace all outlets and switches for a clean look and safety.

Final Tips:

1. If you need to replace any drywall use USG Moldtough green board.
2. As always, add mildicide to your paint! Its $5 insurance.
3. Better materials usually last longer.  Ask yourself what your strategy is with your rental or flip.
4. My best appliance prices come from Lowes and are Whirlpool.
5. On lower income rentals find appliances used on craigslist.org.
6. Sell your old working appliances or find a local scrapper to take them away for free.
7. If you have a pickup or trailer and time scrap your appliances yourself!

Hope this helps.  Stay tuned for my bathroom pick-list and tips!