Based on the dishwasher thread, I was thinking about RayNPa's "value add" comment. I thought it might be productive to brain-storm over how to value-add to your rentals, beyond the big stuff like new flooring or new kitchens. Here are things we now make standard in all our properties:

Value Adds:

* LED light bulbs in all new light fixtures.

* New medicine chest

* New Vanity

* New Commode

* Curved Shower Curtain Rods

* High-power hand-held showerheads

* All-new light switches, plugs and covers throughout

* Shelving or cabinets above washer & dryer, in fact

shelving wherever it makes sense.

* Built-in dressers in odd alcoves

* Pull-out kitchen faucets (we get a LOT of feedback on those. Tenants LOVE them and no, we have not had issues with them.)

* Flip-down plastic liners in wasted space in front of kitchen sinks for sponges

Of course we also include washer & dryers, dishwashers, flat top stoves, over-stove microwaves.

Free parking

usable outdoor space

soft close toilet seats

comfort height and elongated toilets

safety outside lighting dusk to dawn

lawncare service

in - unit W/D

A small thing I always include is a rubber mat outside the entrance door, and a commercial type (rubber bottom, carpet like top) mat just inside the door. The inside ones are tough enough to take outside, scrub and hose down. They pick up a lot of incoming dirt and are usually big enough that tenants will drop their shoes right on them.

Many of my tenants have clutter in their units, with no extra storage space... So I first installed lacking cabinets above the back wall in their parking spots (carports).

Then for other units with outside private patio areas, I installed some Rubbermaid Sheds for storage.

Ceiling fans.

New toilet seat.

Why do you replace the whole toilet? Is it stained?

I need to add more storage space for mine but would have to be an outdoor shed and there is very little yard space to put one.

If you do value adds, do you increase your security deposit?

My biggest rent increaser is a safely fenced yard that will confine dogs and kids.

A garage door opener is a huge hit with tenants.

My tenants all like the solid surface flooring.

Privacy fence

Outside storage shed

Pet doors

Move in gift basket

Payday payment plans (profit center)

Rent to Own appliances (profit center)

Ownership assistance programs (Profit center)

Landscaping (profit center)

Include the utilities (Profit center)

customized units (profit center)

1. Insulation and weather-stripping. I like long-term tenants, and my tenants like a comfortable house. A few tenants asked about energy bills and how warm can they keep the house during showings. Weatherization in houses is a very effective thing an individual can do to reduce energy use, so those who are concerned with global warming should definitely insulate, seal, et cetera. And, those who are worried about government spending, and dislike paying for others should also insulate and weatherize, so the energy-assistance programs don’t have to pay out as much.

2. Sturdy storage shelving in basement, bolted to floor, attached to ceiling joists, so it doesn’t tip. Gives me a chance to discuss keeping things off basement floor to prevent mildew, and to discuss the eventual basement flooding. ( sooner or later in my area...) Also provide dehumidifiers, but tenants don’t ‘appreciate’ those until they have a kid with serious asthma/allergies. (Wisconsin is moldy, mildew place. An allergists’ dream...)

Thank you WMH

a used one typically comes with the unit.....however for a mere dollars more we can get you a brand new one and divide the cost of the frig over a two year period.

Dear resident, how much would you like to pay extra each month.

Adding a tile wall inset shelf in the bath in a contrast color gets lots of positive comments.

Replace old/worn door knobs and cabinet pulls. Brass is out so nickel or bronze gets good comments.

Don't forget a nice front porch light when you are updating the interior lighting. It starts with curb appeal.

Run the edger on sidewalks, driveways, and street curb then power wash the concrete, street gutter, eaves, and siding. Nothing says clean like an outside to make a good first impression.

Floating shelves above the toilet have gotten raves.

- Agree w/ comfort height toilet- find tenants want to replace seat when they move in so the one that is there when they move out is fine.

- Yes to ceiling fans, unfortunately the drop ceiling in my current reno wouldn't hold one.

- update bathroom vents w/ light; older ones whine and look grungy.

- I have done one curved shower rod so far, not sold on that.

- new medicine chest has been on radar in the past year + vanity light, all th older ones look rusty.

- new bathroom floors did one tile plank, it was a lot of work but looks fantastic. Citadel Rock Solar Morning sheet vinyl from Bargain Outlet also looks sharp.

- LED lightbulbs allow you to make dreary fixtures brighter.

- Adding light switch to wall sconce; plan to replace sconce w/ ceiling fixture, Yes to new outlets n switches.

-new shelf liners in cabinets and drawers + put vinyl sheet/ flooring that matches kitchen floor under sink cabinet.

-I did motion lighting at one place, but tenants turn the switch off. I don't like the dusk to dawn light; tenant turn them off for sure. Also do motion flood lights along the perimeter to light up the driveway.

- update thermostat w/ digital 5 day/ 2 day feature.

- have been running hardwire doorbells where possible. Our lease puts a battery one on the tenant and the batteries freeze in the winter and then tenant doorbell doesn't work.

Along w/ what to add, what I take away are vinyl mop boards,

especially along the tub, storm doors, and most drop ceilings.

Oregon Woodsmoke, what flooring do you like?

I like buying things that tenants won't damage that improve the value of my house. I prefer additional things to just improving things.

Lower their utilities by:

- Foam insulation or additional insulation

- Better insulated windows

- Insulated doors and sliding glass doors

Make them feel safer:

alarm system (they pay monitoring)

Added convenience:

Lawn irrigation system

and the best perk - lawn service

Pretty kitchen:

Granite - not too expensive if have less counter space.

Backsplash - granite or full tile to cabinets. I prefer tile that compliments the counter rather than matching the counter because if counter needs replacing, you'll have to replace both.

Small potatoes, my favorite landscape has an ornamental plum tree, a tiny dogwood tree, blue pencil junipers, a couple of clusters of ornamental grasses (unknown varieties on clearance from Wal-mart) and along one side, the Fairy rose and Elijah’s blue fescue grass.

What I always suggest or someone who isn’t sure about landscaping is, go driving around some posh business areas. Copy what the professional landscapers have done. Doesn’t have to be a posh area, really. One of my favorite landscapes is at a business across from the city drop off center .

[[[[[......Oregon Woodsmoke, what flooring do you like......]]]]]

I often use Allure and I occasionally use wood. I do a pine floor out of 1X12 pine boards that looks great, the tenants love it, and any scratches of dings just make it look more rustic.

I've put some leftover commercial oak flooring into one house. I've currently got some commercial Koa hardwood flooring that I bought for another location and didn't use, so that will go into one of the rentals. I put Hickory into one house because I got a great sale price on the hickory.

Biggest resident favs:

- keyless entries. Fav of mine too. Changing locks codes between residents is seconds and free. No late night lock outs. No more torn window screens.

- Upgrade a few outlets to USB charging ports

- Dual shower heads (Delta In2ition)

Anything their hand touches has to be nice and not rental-like:

- Handles, knobs and pulls are bronze (hides dirt & grease)

- Kitchen faucets are pull down, spiral-coiled and cool looking. Residents spend a lot of time at their kitchen sink using their faucet. Make it a special place.

- dual flush toilets (Home Depot has them for $100ish). Again Residents spent a lot of time in their bathroom so make it special.

For a one-time investment of $500-$600 I started getting $100 more per month per unit. The upgrades paid for themselves in months. The residents feel like they live in a high-tech, luxury home.

Best part - started attracting much better quality applicants. win-Win!

I think it's absolutely crucial to be making a profit, but I'm not a huge fan of individually obviously "profit centers" per se. You have to know your market and here, LLs are already considered greedy if we simply don't pay the utilities (we don't.)

So here, appliances are provided. Washers and dryers are a necessity - we have one broken-down laundromat within 100 miles or so. We have converted BEDROOMS to install washers & dryers rather than not have them. We don't charge "extra" for them in a separate line item. But we do maximize the rent.

Remote control ceiling fan in the master bedroom

Upgrade vinyl blinds to 2" faux wood

Solar Screens(helps keep utility bill low for tenant)

Electronic lock for front door with multiple programmable codes

Ring doorbell

Manual garage doors upgrade with opener

Exterior lighting(retail ready upgrade for owner)

1) I changed out the switches to lutron rockers and I put in nice updated brushed nickel "contemporary" switch and outlet cover plates. The cost is minimal, but sends the message we care how it looks. 2) When I do drywall updates ; when possible - I am converting wall phone outlets to combo wall phone outlet & USB charging outlets where power allows. I drywall between studs as a niche, and put a granite tile cut as the shelf - like a narrow cell charging shelf in the hallway. they love it. CA required landline so we cannot abandon those fully. 3) We have tile and faux-wood vinyl flooring and I always provide a new libman "freedom spray mop" and cleaner at move in. I also give them a 30% credit to next months rent not to exceed $50.00 if they bring me a new vacuum receipt. 4) I always give my new families a roll of laundry room quarters and load the kitchen sink cabinet with small size assorted housekeeping solutions, sponges, paper towels & TP for the first few days use upon move in. Lots of subliminal messaging - KEEP IT CLEAN !

Some Very good ideas! So value adds

We put backsplashes in all of our rental units

We take out old door knobs and put in nickel (it looks great against the black doors that we're currently painting all of our doors and cabinets)

All new flooring of course.

We add new ceiling fans in most of our units.

One of the things we're looking at now is adding granite and installing a higher quality mil flooring in our higher end rentals!

We have replaced most of our roofs and windows so that gives a better appearance on the outside!

For those in the midwest, do any of you provide lawn care for the tenant in a SFH, or only have the tenant do it?

I initially was going to take care of it but found it is a lot more expensive than I thought when it comes to:

cleaning gutters

mowing 3-4 time a months

trimming bushes and trees

removing older branches and such from winter

We add ceiling fans everywhere, even the laundry room. (Always gets a WOW!)

Provide miniblinds

ALWAYS replace the toilet seat

Super nice welcome gift basket

Deadbolts (Momma likes security)

SimpleSafe systems are down to $100 so I'm starting to install those in nicer homes (they pay monitoring)

And a few RING doorbells

Handheld shower head with massage feature

Nicey nice homes get a "car wash" shower - 6 heads facing the body at all levels.

Remove ALL carpet.

Gray walls, white trim looks modern and clean.

We do a 200 point checklist so the home is clean and ready, no problems. Move in ready.

Autodraft

Lockbox showings

Great website to make applying easy. I think making the app process easy is a HUGE benefit to them.

Virtual staging on the ads. GREATLY increases the perceived value of the home.

Offer my lawn guy's number - they can hire him

Stainless appliances set us apart

Dishwasher/disposal (Momma likes)

Dedicated text phone. They can text us 24/7. ($20/month) A helper monitors it during waking hours, can respond first thing in the morning. Helper and res can communicate while the res is at work during the day.

Promote animals

Curved shower rods

Garage door openers, WITH the Q connection to their smartphone.

(Taller toilets don't fit everyone, like my WIfey with short legs)

BRAD