All Forum Posts by: Account Closed

@Account Closed  I don't think you need to but short of nothing you could update the fan and sconces to something more modern. If you are selling that is a different story but for rentals thats not too bad. Your issue with updating the fan to something with a light is clearance. White and light colored wood is popular these days so you could change of paint the blades. I wouldn't be bothered by sconces except they sometimes interfere with furniture placement. 

First off, easy for me to say because I don't know how busy you are BUT you must do everything you can NOW to get the place rented.  You're losing income.

As far as the canned lights, yes, they're better than wall sconces but you need to look at your competition and market.  For examples, if you're trying to get $2,000 per month and all your competition is exactly like your apartments except they have canned lights, maybe it's worth it.  Also, if you're in a high-end market, then I would say yes, add the canned lights.  

Personally, unless you're in a high-end market, I would just update the sconces and try to rent it now.  If you're not getting tenants at the rent you want (don't wait past 1 month of not renting), make sure to get their feedback on why they don't want to rent it.  If they say bad lighting, then add the canned lights.  

@Account Closed you're overthinking this. Just get the unit in decent shape and put it on the market. You can always adjust some features later, but don't let these little details slow you down. 

The answer to your question is YES, recessed lighting looks more modern, BUT it's not necessary. 

Quote from @Account Closed:

Quote from @Steven Foster Wilson:

Quote from @Account Closed:

Hey BPers.

I have my first unit and, to be honest, it's being sitting the last 9 months because of other business endeavors.

I'm circling back to it and my question is this (see picture).

There are 2 light fixtures on the sidewall that really make the place look dated.

There are no can lights in the ceiling and am considering removing the 2 sidewall fixtures and instead adding 4 overhead

4 can lights in a square pattern.

I estimate it will cost around 1300 to add the can lights, move the ceiling fan to the center, remove the sidewall lights and patch.

Would you make this expense yourself? Or just swap out the fixtures for something a little fresher?

Do overhead can lights increase desire from the rental prospect?

Thank you for your knowledge and experience!
Dan

 I think it depends on where this is located. What is your market? What do is get on Facebook and post a poll and ask what potential tenants would like. I will specifically do it in the area that my rental is in. I have gotten amazing feedback and it has really helped me choose different cosmetic updates. Have you looked at other close by rentals? How do they compare to yours? 

Thanks Steven,

It is a really good location. The best location within 15 miles.

There is a huge block of higher-end luxury apartments they built above the Whole Foods which is a block away from mine. They all rock recessed lighting. 

They are renting for about 2800/m for a 3bed/1 1/2 bath.

I'm trying to swing in around 2100/m and am trying to put some polish on the place to get it up there.

Right now I think the product I have can rent around 1800/m and sell quickly. My goal is to break into that higher-tier customer.

 That is great. I would do the recessed lights then and maybe throw in some thing that’s in style? I know it’s hard because style seems to always come and go. It sounds like you have a great property though and you are thinking through things as well.

First off, you can't have something sit 9 months and then start to remodel it. That's $18,000 in lost rent. You screwed up massively here. You could have turned this place over to someone to handle the remodel and get it rented and had all that paid for with the rental income. That's the type of move that can put you out of business.

No one wants to rent a dark space, so canned lights will increase the appeal. It might be better to update the wall sconce and put it and the canned lights on a separate switch. 

Quote from @Account Closed:

Hey BPers.

I have my first unit and, to be honest, it's being sitting the last 9 months because of other business endeavors.

I'm circling back to it and my question is this (see picture).

There are 2 light fixtures on the sidewall that really make the place look dated.

There are no can lights in the ceiling and am considering removing the 2 sidewall fixtures and instead adding 4 overhead

4 can lights in a square pattern.

I estimate it will cost around 1300 to add the can lights, move the ceiling fan to the center, remove the sidewall lights and patch.

Would you make this expense yourself? Or just swap out the fixtures for something a little fresher?

Do overhead can lights increase desire from the rental prospect?

Thank you for your knowledge and experience!
Dan

 I think it depends on where this is located. What is your market? What do is get on Facebook and post a poll and ask what potential tenants would like. I will specifically do it in the area that my rental is in. I have gotten amazing feedback and it has really helped me choose different cosmetic updates. Have you looked at other close by rentals? How do they compare to yours? 

I like the tile the way it is. White shower curtain here and buy a liner $100 https://www.westelm.com/produc...    Add a simple mirror over the toilet to reflect more light or a small triple glass shelf with black hardware from pottery barn $120. Bleach the tub and tile, paint the radiator white with oil based enamel spray paint.  $80. Do not replace anything once you try to retrofit the sink you will discover you have to rip out the wall to the studs.

Is it as clean in person as it looks in the photos? The main problem with old bathrooms, at least for me, is that all that tile typically looks super dingy. If it's clean, I'd leave everything. It can be a can of worms to start demoing that and if it fits with the rest of the house it does actually look good. I did a full demo on a 1931 bathroom and there was 2 inches of concrete underneath the floor tile and wall tile, and it was impossible to remove any tile without having to also remove the concrete. Huge headache and wish I'd have left the floor intact.

I would paint the vent to color match the wall tile, then I'd put in a top of the line pedestal sink that has counter space (see Kohler Tresham pedestal sink K-2845-1-0 for example). Definitely a new mirror, maybe something with some unique shape and not just rectangular. Gold hardware? Other than that just make everything as clean as possible.

TLDR: I like your bathroom, if it's clean just make changes to the finishing touches and vanity.

This is what I did (photo taken before finishing touches) but unfortunately it was way more than $3k. We did use champagne bronze for the shower head, handle and sink faucet as it matched the metallic hexagons in the floor. Going with something other than basic chrome would go a long way in your bathroom.

@Account Closed curious what suggestions you get.     To me it is about dressing it up if you are going to sell.  I would switch out the vanity because it doesn't go with the rest of the room, paint, and put up the shower curtains and other decorating items. If the tile is in good condition let the new owner pick if they want to change it. Its white so that is in your favor