All Forum Posts by: Keith Lewis

Let me ask you a question or two. Do your renters tend to be long term? Do you do your own maintenance?

Question  one refers to the fact that every time you flip renters you're going to have to refinish the floor. I would suggest suing the fairly new system from Basic that requires NO sanding. But there is still the cost involved in material and time

If you do your own maintenance,  then the labor cost is on you.

Wood gets scratched up no matter how well you try to refinish it more so that a flooring product that has an AO or double layer of ceramic bead that is factory applied, such as LVT's.

My company sells to a Canadian distributor of this type of product. He prefers to stock the glue down variety. Demands the product must be virgin vinyl and even wants the backing white to show it off. Has been very successful with it in that market. Canadians are very green conscious. As for laminate being cheaper, probably not if you compare wearlayer thickness and what type of scratch resistant finish it has including it's resistance to moisture. You also have to add in the cost of padding and that pad more than likely has to be sound deadening for 2nd floor and up so you can't use the cheap white stuff.

Andy,

Is money a REAL factor for you? IF you've got it budgeted for HARD wood then why go with something that you obviously know is inferior to your needs. If you don't want to be resurfacing( not refinishing) after every tenant then don't go with wood. Wood requires maintenance. It can demand a higher dollar in rent but that should include the maintenance. Otherwise look into better quality LVT (something with an AO or Ceramic Finish for scratch resistance. Also have you check the sound ordinance in your area regarding putting hard surface of any type on second and third stories without soundproofing? You may have none but if you do and have to do a rip out there goes your profit.

Agree with the above regarding the abrasion pattern. As to the comment regarding printed vs homogeneous(or through color indicating the same color through the entire product). You can't get that with wood looks (except in solid real wood..hehe). Even AO or ceramic finishes can be abraded. Thru colors are usually a solid color (maybe with a color fleck thrown in) and are VERY expensive. For example a solid white Armstrong VCT is usually 5 times or more the cost of standard vct. For the most part commercially warrantied LVT will hold up to almost any standard wear through from traffic.

As this is a sell and not a rental, I wouldn't go with the laminate. An engineered wood floor of good quality( not the box store 5/16 garbage) would be a good choice and handle the temperature and moisture extremes better. Get one with a ceramic bead scrtch resistant finish if you can, AO if you have to. Keep it protected with some of the plastic wrap protectors until you're ready to show the home. And PLEASE do your due diligence and don't but any wood that you can't get certified Formaldehyde free or within  California standards.

 Since you said it was a rental property then maintenance is the biggest issue. I would recommend LVT on the main floor as it can be easier to repair and not replace and has a longer life. Naturally ceramic in the bathroom is preferred but if you're looking to keep the price down then a groutable LVT is cheaper overall when you look at material and labor. I agree with the carpet on the stairs and landing as it keeps the noise down.  Master bedroom could be a nice textured piece though if you are renting to people with kids I'd again put LVT in the other bedroom that the children might have because of staining.

Laminate tends to have issue with water which can cause peaking. If you going to have harwood just dont go to a cheap 5/16 engineered  that won't last. Personally I ouwld only do wood if you're flipping it.

Before you all go GAGA on this check with HD and ask them if this special contains Ortho Pthalate plasticizers. Box stores are have "Great Price" specials to eliminate these products from their inventory. HD has made a promise on the net to eliminate them by year end. Google it! and you will find links to a company who tested products from many companies this year as to what did or did not have them. NOT ALL VINYL PRODUCTS ARE AFFECTED. In fact many are not but just be aware.

Hard surface is always going to give you more time in place for your investment dollar. Ceramic or LVT groutable for the bathroom floor would give you a long lifetime of service.

If you're speaking about rentals, I 'd go LVT just based on a maintenance aspect. Flips are a different matter. Hardwood will definitely raise the resale value. Newer housing might go better with a thicker grade of engineered wood, no 5/16" junk. These houses are still settling and the engineered works better.

LVT for the basement areas due to the moisture issues that can occur.

Carpeting the steps from first floor to second does help with noise reduction. Bedrooms it's a tossup. Lightly used spaces would benefit from a more plush carpet . Children's room might be better with a LVT because of staining.

 I would say the roof should be a first concern, If it goes south then anything else you do will go south as well.

Strictly based on my experience, go with luxury vinyl flooring. Laminate tends to be too noist when installed on a second floor for the renters below. Vinyl will take more abuse. The groutable LVT such as Alterna, Duraceramic or any 3 or 4 mm limestone composite will give you a long life. The premixed acrylic grouts that MUST be used with them are self sealing in 24 hours and very stain resistant. Since these tiles are closer in construction to a rectified tile in squareness you can go with a very tight grout joint. Just remember that you use the LEAST amount of water possible to clean the grout from the install, NOT a lot like regular ceramic or the grout make crack on you(easily fixed. just smoosh some grout into the crack and let it dry. Then give an hour before you clean it). Try to finsh LVT/LVP that have a decent finsh on them either AO or Cermaic bead.