RE: Carpet vs. HW Floors

I am looking at replacing the carpet in the bedrooms of my rental unit prior to re-renting. I know that there are HW floors underneath and that I can get them refinished natural for just under $2/ sf. What is everyone's opinion of HW floors in a rental? My concern would be that they will get ruined quickly.

Thanks 64.1.115.114

RE: Carpet vs. HW Floors (by Darlene [MN])
Posted on: January 10, 2002 10:25:35
Message:

I think they are great as long as they are finished with Poly or some suggest a marine finish with at least three coats. They have held up so far in the three places we have. even with 4 children. 192.28.2.6

RE: Carpet vs. HW Floors (by Susan [OH])
Posted on: January 10, 2002 10:39:38
Message:

I've personally had a LOT more carpet ruined than hard-wood floors. Whenever carpet "wears out" in the future, any rooms that have hard-wood floors under the carpet will NOT have the carpeting replaced! 12.87.134.20

RE: Carpet vs. HW Floors (by Rita [MA])
Posted on: January 10, 2002 11:33:41
Message:

In my area, good hardwood floors are a given and most rentals have them whether low-income or upscale, so I think it has a lot to do with your market.

My rental unit has been a rental unit for over 90 years and has had the same hardwood floors that entire time. Properly re-finished with 3-4 coats of poly, they are quite durable. Although they do get messed up, it costs me only about $1 per square foot to have them sanded and re-finished. I've only had to do this once in 15 years. The other advantage to hardwood is that it is easier to repair/replace a section than it is with carpeting. The only thing that seems to do serious damage to them is pet urine (but I guess it does that to carpeting too!) 158.121.119.97

RE: Carpet vs. HW Floors (by CZ [OR])
Posted on: January 10, 2002 11:36:54
Message:

In this area renters want to see carpet. It depends on what your clientele wants. 206.163.220.157

RE: Carpet vs. HW Floors (by Reggie [MA])
Posted on: January 10, 2002 13:29:22
Message:

I install my own hardwood floors and have someone else come in and sand and poly. It's easier, and less expensive to have someone come back and touch them up again in case they get abused than it is to continually replace carpet.

I usually put hardwood floors in the living room and carpet in the bedroom because it is warmer on the feet and less likely to have cigarette burns in the bedroom than in the living room. 64.12.102.44

RE: Carpet vs. HW Floors (by [])
Posted on: January 10, 2002 13:46:04
Message:

Another vote for hardwoods. They can always put rugs down. Hardwoods are very forgiving. If you have a rental that doesnt have hardwoods then put hardwoods in the hall. That way if the carpet has to be replaced in a certain room it doesnt have to exactly match since the hall breaks the rooms up. 206.50.182.5

RE: Carpet vs. HW Floors (by Greg Brewer [Georgia])
Posted on: January 10, 2002 13:50:35
Message:

I refinished hardwoods 15 years ago in the duplex I own at a cost of about $1500. The floors still look great and I've not spent a cent on flooring since. I recently spent around $1300 on hardwoods in a single family rental; three major benefits are: 1)long term cost savings 2)adds significant value 3)The property shows very well. 204.30.130.222

RE: Carpet vs. HW Floors (by Tim [CA])
Posted on: January 10, 2002 14:02:37
Message:

Where are people finding someone to refinish (sanding and poly) for under $1 per square foot? I think it's a little more than that. 155.64.245.83

RE: Carpet vs. HW Floors (by Mike [DE])
Posted on: January 10, 2002 14:48:57
Message:

I've had the floors in one house "touched up" after 6 years due to wear - dog's nail marks. The cost was $1/sq. foot to lightly sand & then put another coat of polyurethane down. After watching this, I KNOW I can do this myself every few years in other units.

Hardwood is the way to go here. We're close to Philadelphia & traditional style is very much in fashion. Hardwood goes with many decorating styles as well. People with kids tell me they just dry mop & occasionally damp mop to keep a great shine. 56.0.96.17

RE: Carpet vs. HW Floors (by Beth [WI])
Posted on: January 10, 2002 15:19:19
Message:

The only thing I don't like about hardwood floors is that the unit will be noiser. Carpet soaks up sound.

In ads in my area, hardwood floors are mentioned (I think alot of people consider it a plus here). 64.73.5.87

RE: Carpet vs. HW Floors (by CZ [OR])
Posted on: January 10, 2002 15:28:29
Message:

I notice that we get a lot of votes for hardwood floors in the east. I've lived in MA and VA, and know there are a lot of older homes with hardwood floors, so people are accustomed to it. I've yet to see a rental here in the northwest that didn't have wall-to-wall carpet except for tile or linoleum in the BRs and kitchen.

I'd like to go with hardwood, but it would never rent. 206.163.220.157

RE: Carpet vs. HW Floors (by ralph [DC])
Posted on: January 10, 2002 17:21:17
Message:

I wish the wood floors in my places were viable. There just too badly damaged, so I have to use carpet. In my area hard wood is a big plus. 65.90.213.161

RE: Carpet vs. HW Floors (by Dan [MD])
Posted on: January 10, 2002 19:34:37
Message:

Strongly prefer hardwood floors, for all the reasons noted above.

I've pulled up a lot of carpets, and refinished the floors underneath. Definitely would use polyurethane.

Tenants here strongly prefer hardwood, although the above posting indicating carpetting in the bedroom area is worth noting. 141.157.121.46

RE: Carpet vs. HW Floors (by Landlordan [NY])
Posted on: January 10, 2002 20:10:27
Message:

Most of my rentals have hardwood floors, and I love them. All you have to do is strip the dirt and grime off and lay down another coat of water-borne polyurethane between rentals and they look as good as new. Also most folks tend to prefer them because the maintenance is less than carpeting. Hope this helps.... 205.188.198.44

RE: Carpet vs. HW Floors (by Lori [KY])
Posted on: January 11, 2002 04:29:10
Message:

I'm always delighted to buy a house and find hardwood floors under carpet no matter what the condition. We refinish them ourselves and they last and last and last and people just love the warm glossy look of hardwood.

We purchased a house last fall that had beautiful floors except where a log had fallen out of the fireplace and burned an area about 3' by 2' directly in front of the hearth ( a great bargaining tool in getting the price way down when we bought the house). My husband carefully cut away the entire floor around the hearth clear back to the walls on each side of the hearth and mantle and then re-layed new hardwood running perpendicular to the rest of the flooring. It set off the entire fireplace and looked almost like a work of art. Everyone who sees the room raves about the beautiful custom hardwood floor (including the appraiser who noted it in the report) in the living room. Cost about 200.00 to do the work. Apartment grade carpet will never look as good as beautiful hardwood. 152.163.204.71

RE: Carpet vs. HW Floors (by Carrie [CT])
Posted on: January 11, 2002 05:44:02
Message:

As an added plus to the durability of hardwood floors, to any renters with allergies, it is a MUST. People with allergies are supposed to avoid carpeting at all costs as all it does is trap allergens. As a landlord with allergies, there is nothing more beautiful and desirable than a good hardwood floor in the units.

Sure, carpeting does help deafen sound, but it just becomes a big mess that's constantly in need of deep cleaning/replacement. Refinishing a hardwood floor is so much cheaper and lasts so much longer. 204.60.45.129

RE: Carpet vs. HW Floors (by Dan [MA])
Posted on: January 11, 2002 06:51:51
Message:

From the business perspective: hardwood floors will be cheaper than carpet in the long run. If you have issues with noise or the local culture wants carpet then try cheap area rugs on top of the hardwood. I can get a cheap rug at one of those "dollar stores" for about $20. Much cheaper to replace those between tenants than wall to wall. 207.138.153.34

RE: Carpet vs. HW Floors (by AMK [WI])
Posted on: January 11, 2002 06:57:30
Message:

Thanks for all of your responses! This was an on going debate between my wife and I. I think we will be refinishing the HW floors in the next couple of weeks. As far as the cost that some of you think is low, I had a local guy do two bedrooms for me in the upper unit (ours)for $1.79/sf with 2 or 3 (can't remember) coats of poly.

Thanks again 64.1.115.114

RE: Carpet vs. HW Floors (by Rita [MA])
Posted on: January 11, 2002 15:06:50
Message:

Tom, $1/sq ft is a moderate price (from the company rated the best in town), you can get it cheaper. I think the lower cost here is simply due to the fact that hardwood floors are everywhere in Massachusetts - low-income to upscale. It is also a possible DIY project. Because so many people have hardwood floors, there is an industry that supports it. In particular, Vietnamese immigrants have moved into the floor re-finishing business here in Boston in a big way. 64.12.101.177

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