All Forum Posts by: Jason Zeiner

 Lots of differing opinions right??? 

That's because all flooring has pros and cons, and no perfect flooring exists.

I love floating systems. The floor will need to be flat, some products are more forgiving on that score than others. Hardwood floors often make for a fantastic underlay. Your pine subfloor will probably be great, just look for any warped boards or nails popping up. I've been using Lifeproof from HD and like it's thickness, flexibility and soft feel when you walk on it. There are lots of options out there. The thinner and stiffer options need a really flat floor. The great thing about floating systems is how easy they go in AND how easy they come out. That makes a great option for landlords who replace flooring much more often than they care to. NEVER NEVER NEVER GLUE ANYTHING IF YOU CAN AVOID IT.

As far as hardwood, refinishing it for a rental is a treacherous endeavor. I would only advise that after it is truly too far gone and only in markets that demand it. Marginal floors are often best left alone, just tell the renter to get a damn throw rug and call it a day - a little lemon oil works wonders too. Nothing wrong with a buff/spot stain and poly either. However, by accident/experiment, I've learned that it is ridiculously easy to give a horrible hardwood floor with a million coats of old finish on it a quick scuff sand and a paint. Then apply a couple good coats of poly and presto, the floor looks like new and will be just as durable as anything else (it's the poly that protects). I think this option is fantastic for many rental markets. After refinishing a duplex of floors myself, I will NEVER refinish a floor myself again. Sure, it turned out fantastic on my first try thank you very much, but I lost 20 pounds doing it - no joke - worst experience of my life and I actually enjoy physical labor (it's the damn edging sanders). Best to leave that task to the guys that do it everyday. Finally, bravo to those that have pointed out a pine sub-floor can be turned into a beautiful finished floor. 

Sounds like I am late to the party, but maybe this helps for the next time or, maybe it helps make you feel better about the decision you've made.

Happy rehabbing!

Having done both, this is what I would say:

Both scratch (at least the high end Home Depot stuff does), and they're both going to be decently expensive to install compared to carpet.  If you have any sort of water issues, LVP is the worst to pull up.  Water will sit on hardwood (or soak in some), soak into carpet, but will seap underneath LVP so you have to pull it up (which is awful).

I've put some LVP in bathrooms, kitchens, etc.  It was a mistake, I should have done tile.  Not that I've had issues there yet, but tile would have been cheaper, more durable, and more easily repairable.

If I had to do some of them again, I would do (in this order):

Tile

Carpet

Hardwood

LVP

Tile is more durable/repairable and costs the same about (maybe cheaper), carpet can be dirt cheap and install is cheap/fast, hardwood can be refinished and lasts a long time.  LVP is more of grey area right now as far as long term results.

I actually used LVP on the advice of this forum.  In hindsight, it would have been far better for me to do more tile/carpet and use LVP sparingly.  Tile will outlast LVP and carpet's like 1/2 the cost installed, so it's hard for me to make a compelling LVP argument.  Like if the faucet in the kitchen breaks and leaks all over the floor, you'd be ok with tile or hardwood...LVP you're probably going to have to pull up unless the supposedly waterproof joints work.

I guess my advice is, LVP is great unless you have an issue with it (broken plank, water).  Then it's a nightmare, at least for the click joint stuff.

@Jason Seiner

These are old subfloors. Just get them natural and put new coats one between tenants. By far the cheapest and highest quality way of doing this. 

I'm surprised people have said hardwoods, especially for a rental. Even if they're weren't old pine as described, I'd probably still put LVP down.

Hardwoods might net you some extra money for renting, but where you'll REALLY see the return is if you were selling.

Hardwoods would prevent you from renting to people with pets -- pets will destroy hardwood especially if its weak. As will moving around furniture and general wear and tear.

If its my property and its a buy-and-hold, I'm putting down the vinyl and getting 20+ years out of it while its rented. Then if I want to sell, I'm ripping it up (for free, not hard to do on your own), and having a professional refinish.

We're not talking astronomical differences in rents for hardwoods versus LVP -- its not like people pay $200 more a month because of a difference in flooring. I've seen LVP as durable and almost as nice as hardwoods these days, so most people don't even know the difference unless you specialize in high-end rentals. The market (for 90%+ of rentals) will dictate your rent, e.g. 1 bedroom nets $500, 2 bedroom nets $1000, etc. You adding hardwoods is not going to make those numbers 700 and 1200. 550 and 1050? Maybe. But refinishing them just to get ruined in 5 years by people who don't care about it...and it would be considered wear and tear...is not worth it.