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Updating (by Susan [FL]) Jan 16, 2023 12:39 PM
       Updating (by Gene [OH]) Jan 16, 2023 1:44 PM
       Updating (by myob [GA]) Jan 16, 2023 2:00 PM
       Updating (by MC [PA]) Jan 16, 2023 2:39 PM
       Updating (by Susan [FL]) Jan 16, 2023 2:43 PM
       Updating (by Gene [OH]) Jan 16, 2023 3:00 PM
       Updating (by plenty [MO]) Jan 16, 2023 4:28 PM
       Updating (by Susan [FL]) Jan 16, 2023 5:17 PM
       Updating (by Robert J [CA]) Jan 16, 2023 7:34 PM
       Updating (by Susan [FL]) Jan 16, 2023 8:19 PM
       Updating (by Vee [OH]) Jan 17, 2023 7:42 AM
       Updating (by MikeA [TX]) Jan 17, 2023 10:07 AM
       Updating (by Susan [FL]) Jan 17, 2023 10:13 AM
       Updating (by Oregon Woodsmoke [ID]) Jan 17, 2023 12:19 PM
       Updating (by Wilma [PA]) Jan 17, 2023 1:04 PM
       Updating (by Ray-N-Pa [PA]) Jan 17, 2023 10:58 PM
       Updating (by Busy [WI]) Jan 17, 2023 11:18 PM
       Updating (by Susan [FL]) Jan 18, 2023 8:03 AM
       Updating (by BRAD 20,000 [IN]) Jan 19, 2023 3:55 PM
       Updating (by BRAD 20,000 [IN]) Jan 19, 2023 4:04 PM
       Updating (by Susan [FL]) Jan 19, 2023 7:09 PM
       Updating (by zero [IN]) Jan 22, 2023 8:06 AM
       Updating (by Lance Mauro [NY]) Jan 24, 2023 9:49 AM
       Updating (by Gary [NY]) Feb 4, 2023 1:00 AM
       Updating (by plenty [MO]) Feb 4, 2023 9:44 AM
       Updating (by zero [IN]) Feb 5, 2023 1:53 PM

Updating (by Susan [FL]) Posted on: Jan 16, 2023 12:39 PM

Question for you. What do you include in your updates in your rentals? Besides paint.

I have one that is giving the opportunity to update. It's in great location and highly desirable, community pool, gym, clubhouse a short walking distance. Lovely neighborhood, everyone keeps their property tidy and fresh. This rental has not been completely updated in a good while. Although maintenance has been kept up.

Both bathrooms have recently been re tiled.

And within the last three years exterior was painted as well as interior.

Since we are building contractors, a lot of the work is every day stuff for us. No big deal.

So getting this ready for the next round, I have pulled all carpets ewww and going to re floor whole house with vinyl plank, paint entire interior, cabinets are original basically good stuff just worn, so going to have all cabinetry painted by cabinet maker who also works with us.

So one thing leads to another..... looking at lighting. It's original from 1990s, entry, outdoor garage, inside entry and dining area. And then comes Window treatments. I need help there. These mini blind things are going to the dump. Like to know what the rest of the landlords are doing. It's easy to go the distance when construction is what you do. I can easily make back in less than a year what I am putting into it. Ideas? Anyone? Oh, new roof and new HVAC new plumbing. The market still is climbing in this area of Florida.

Thanks Tribe! --142.196.xxx.xx

Updating (by Gene [OH]) Posted on: Jan 16, 2023 1:44 PM

The latest updates I have done is to upgrade the lighting to LED fixtures. I've also updated a lot of the wired smoke alarms which were over 10 years old to new ones with the built in 10 year batteries.

Otherwise, you have done a lot of the updating which is usually paint and floors. Sometimes new door knobs and kitchen cabinet hardware can help a lot. --99.165.xx.xxx

Updating (by myob [GA]) Posted on: Jan 16, 2023 2:00 PM

Susan sounds like you have it all covered. Any investment in RE that I get back with 18 months is a go. --108.239.xx.xx

Updating (by MC [PA]) Posted on: Jan 16, 2023 2:39 PM

We just go basic simple. Clean place, nothing fancy. We have found most want a beautiful place but don't maintain it so we don't do much in upgrades. We don't get $1,000+ for rent on most of our places. We maintain but don't go above. We are getting out anyway. --73.230.xxx.xx

Updating (by Susan [FL]) Posted on: Jan 16, 2023 2:43 PM

Thanks, Gene OH, really good to know about the 10 year back up batteries. Will look for those. Did you find them in the big box store?

Have a new front door handle and lock, good idea on cabinet handles too.

It's so easy for me to treat it like I live there, next thing I know we will be putting up 4 inch base boards, oh..wait, didn't we already buy that?

LOL. --142.196.xxx.xx

Updating (by Gene [OH]) Posted on: Jan 16, 2023 3:00 PM

Susan [FL], I found the ones for my rental properties at Menards. However, when I was in Florida, I just replaced two smoke alarms in my mom's house. I purchased them at Home Depot (Store SKU #1000392327) for $29.97 each. I don't want my tenants or my 86 year old mom replacing batteries in smoke alarms. --99.165.xx.xxx

Updating (by plenty [MO]) Posted on: Jan 16, 2023 4:28 PM

Sounds like you have given this alot of thought. New trim, flooring and paint will go along way! Light fixtures are something that we update. Ceiling fans in all bedrooms. Maybe some outside plants/flowers/bushes?? Powerwashing sidewalks and driveways really brighten up the outside. Washing windows often goes over looked. We have been using 2inch wood blinds in upper rentals those are a hit. New caulk is very refreshing and a straight line is divine to the eye! --172.58.xx.xxx

Updating (by Susan [FL]) Posted on: Jan 16, 2023 5:17 PM

Dear Plenty,

We could be best friends! --142.196.xxx.xx

Updating (by Robert J [CA]) Posted on: Jan 16, 2023 7:34 PM

I install universal light dimmers that work with all types of light bulbs, so my tenant can save on power. I also label all of the breakers, and outlets. So when a tenant chooses one of the outlets in a room and they overload that breaker, they can see that the other outlets go to a different breaker. A vacuum cleaner or space heater takes a heavy load which can easily trip a breaker. I purchase a labeling machine with clear backing and black numbers/letters.

I also install a bell extender so if a tenant uses the second bedroom as a workout room or office, they won't miss someone at the door.

I also install a garage door alert. When the door is left open, a flashing LED inside the rental will remind them to close the door. --47.149.xxx.x

Updating (by Susan [FL]) Posted on: Jan 16, 2023 8:19 PM

Thanks Robert, lots of good ideas you presented. I need one of those label thingys, I can think of a lot more to do with one.


Updating (by Vee [OH]) Posted on: Jan 17, 2023 7:42 AM

Good suggestions above on decorating, before you do interior work do you have more than 2 outlets per room? I wire CATV and CAT-5 into nearly each room using the mechanical room with a plywood panel to hold the splitters/connecting stuff - each cable is labeled with compass headings for identification. The light dimmers do nothing to save electricity, what does not show as light is conversely heat at the dimmer.

I have moved most of my places into furnished short term style that if filled 100 percent of the time would cost about 5 times what is charged for monthly rent, we enter every second day to clean - and check for animals and ash trays. --76.190.xxx.xxx

Updating (by MikeA [TX]) Posted on: Jan 17, 2023 10:07 AM

I always consider upgrades carefully. It is easy for most of us to over upgrade, to our own living standards, and to the point that the money is wasted. Upgrades should be a business decision not an emotional one.

Consider this evaluation when making upgrades.

Will it increase the rent I receive?

Will it reduce turnover by retaining a tenant longer?

Will it improve the quality of the applicants by being highlighted in advertising?

If the answer to those 3 questions is no then the 4th question is why are you doing it? --209.205.xxx.xx

Updating (by Susan [FL]) Posted on: Jan 17, 2023 10:13 AM

Thanks Vee OH. Yes electrical outlet plugs on every wall sometimes more. Fl code. Cable TV outlets every room as well. Good ideas.

GOOD FOR YOU! Switching to short term furnished. I would as well but this property is ruled by a strict HOA and no short terms. I get it.

My one furnished short termer, is great, I love it.

Big investment getting those ready, but wow the return is insane.

When I began Furnished Finder, I went to the Traveling Gypsy Nurse site where the medical community networks. I put it out there: Got a blank canvas, what is it you guys need? The wish list came from all points of the universe: Black Out Blinds, ( Night Shift) control our own temps., Free parking, ( how about your own car port beneath your own generous balcony?) Washer Dryer in unit, strong WIFI, security,

( especially solo females), kitchen, full sized frige. Check Check and Check.

They are more than happy, which makes me happy, which makes my wallet happy. Itsaulgoodman. --142.196.xxx.xx

Updating (by Oregon Woodsmoke [ID]) Posted on: Jan 17, 2023 12:19 PM

Normally paint does it.

When carpets wear out, I replace with LVP. Except this last house that got hardwood floors because they were the same price as vinyl.

I used to put wide pine plank floors that looked great and held up to tenants well, but my installer can't do it anymore, so I had to quit.

The house I just bought, the ice maker leaked and cost a small fortune to replace so I bought them a new refrigerator and moved the old one into my garage to be a brining fridge (corned beef and back bacon out there right now, soaking in brine.) New fridge is a stainless steel French door and the tenants are thrilled with it.

The new house also got a new thermostat because the tenant was having problems with the old one.

I just closed escrow last week on a house that doesn't need anything but the circuit breaker box is outside so as soon as the snow melts off I will have my electrician take a look to see if he can move it inside. --76.178.xxx.xxx

Updating (by Wilma [PA]) Posted on: Jan 17, 2023 1:04 PM

If you buy plenty(MO) lunch, she'll be your friend for life! --96.245.xx.xx

Updating (by Ray-N-Pa [PA]) Posted on: Jan 17, 2023 10:58 PM

Maybe its just me, but when I see gold door stops, handles or light fixtures - I think the place looks dated. --24.101.xxx.xxx

Updating (by Busy [WI]) Posted on: Jan 17, 2023 11:18 PM

Ray, I just went into a high end lighting and fixtures store on Monday. Gold everywhere! But, I think its called anodized or something. And its not the bright brass of the late 80s early 90s.

Susan, a website that has tons of photos of current trends is Houzz. Though it can be a bit snarly to get to find the picture pages sometimes; its a big place (website.) The two inch wooden blinds sound perfect. --70.92.xxx.xxx

Updating (by Susan [FL]) Posted on: Jan 18, 2023 8:03 AM

Yep, gold accents in the house has the same affect on me too. The gold accents today are just a bit less garish, and the design is more abstract,and open. Thanks for the reminder of the Houzz website, completely forgot about that one. Since we pulled all the baseboards for new flooring, replacing the builder's grade with 4 in. That always makes a difference. Oil rubbed replacement front door handle and locks.

I have to keep reminding myself that this isn't where I live, it's a rental. The rental market here in Central Florida is tight, things go fast, and a lot are not as well kept. Which means, I will have a pick of the litter when the time comes for renter. Sigh..despite the finest filters.. you never know what you got-till you have one. Thank you for the honest inputs Tribe. --142.196.xxx.xx

Updating (by BRAD 20,000 [IN]) Posted on: Jan 19, 2023 3:55 PM


Here's what we do:

#1 I have to FORCE myself to think CURRENT TREND. Lowes is a few years behind what my competitors and the magazines are showing.

I suggest consulting with an interior decorator for a few bucks to learn. Sherwin Williams offers a free consultant.


(the new brushed brass is in but my Midwestern folk are not ready for it yet)>

I am using BLACK hardware and faucets

Stainless sinks

Stainless appliances (Momma KNOWS what new appliances look like)

Repose Grey on the walls, white trim. Still gets a WOW!

Experimenting with medium grey on doors and trim.

MODERN Ceiling fans everywhere, no Granny shades.

We still use miniblinds to keep them from nailing their own drapes willy-nilly.

Using WMH's idea of grommeted drapes to replace bifold closet doors.

Granite - not unbearable cost if you live close to the coast. We use Black Diamond. Even a small section lifts the perceived value. Do NOT use the old colors. Today's customer is under 40 and will not accept ANYTHING their Grandma has in her home.

They like QUARTZ tops rather than granite.



Updating (by BRAD 20,000 [IN]) Posted on: Jan 19, 2023 4:04 PM

Just remembered:

Installing SMART stuff like Nest thermostat, Ring Doorbell...

Millenials, Gen Y, and iGen go gaga over it.

Local national property company charges an extra $25 month if the home has such items.

BRAD --73.103.xxx.xxx

Updating (by Susan [FL]) Posted on: Jan 19, 2023 7:09 PM

So, instead of replacing really good cabinetry, our custom cabinet guy d suggested painting the cabinets and changing out the hardware and adding a molding at the top line in the kitchen. BRILLIANT idea. We can update all of them bathroom and kitchen for a fraction of the costs. He takes the doors and drawers to his shop and paints the bases in place. Pulling out fluorescent lighting replacing with recessed. Should make huge difference. Here in Florida everyone wants light or near white bright kitchens. Personally I am so over gray, grey and all form of taupe. I am ready for color. Sherwin Williams here we come. Who has jumped off the gray wagon and got color? --142.196.xxx.xx

Updating (by zero [IN]) Posted on: Jan 22, 2023 8:06 AM

I am so far behind I am just getting started on grey walls.

Last few rehabs I used mistints. Greys and tans. Tenants seem to love them. Before that everything was antique white. Some places I even painted the ceilings that color. Most I painted the trim and doors as well.

It's all bland, but when it is new people around here don't seem to mind.

Buying up LED fixtures now for the next rehab. Time to start getting rid of the boob lights.

Flooring is my big change of late tho. Less and less carpet. LVP going in all over. I just wish I knew how well it will hold up to longer term tenants. --107.147.xx.xxx

Updating (by Lance Mauro [NY]) Posted on: Jan 24, 2023 9:49 AM

After thoroughly reviewing other online adds on Craigs List and Facebook Mkt we determined that adding bathroom exhaust fans with heaters along with built in kitchen microwave oven and dishwasher make the most amount of economic sense.

Yes on LED, ceiling fans, new outlets, switches. One elec outlet in each room has a USB combo plug for charging I-phones, tablets, etc. Same as in most modern hotels.

Unit most be spotless clean and everything in good working order and condition. That separates us from the other landlords. All units come with stove and refrigerator.

We offer washer and dryers for additional monthly rent charge.

Also, top quality photos, floor plan posted to online advertisement. --72.228.xxx.xx

Updating (by Gary [NY]) Posted on: Feb 4, 2023 1:00 AM

As a multifamily property owner and owner of a property management company for over 45 years two important rules I' ve learned is to "Keep It Simple" and keep things consistent.

As a couple examples: we NEVER install Nest, Programmable or Digital thermostats. We only install simple round Honeywell stats. Never have any complaints. Everyone knows how to turn the dial for heat or A/C. The other more complicated stats will guarantee you tenant maintenance calls. Too complicated for some people.

We NEVER install integrated LED lighting. When the fixture goes bad you have to replace the entire fixture- and it will happen- Just buy a regular fixture and use LED bulbs.

For our plumbing fixtures, toilets and faucets, we ALWAYS use the same type. We don't allow our tenants to replace or "upgrade" them. When they need repair it is simple for our maintenance people.

Hope this helps!


Updating (by plenty [MO]) Posted on: Feb 4, 2023 9:44 AM

Someone say LUNCH? Let's lunch. --172.56.xx.xxx

Updating (by zero [IN]) Posted on: Feb 5, 2023 1:53 PM

I just had top replace a less than year old t-stat because the tenant couldn't figure out how to program it. She thought the batteries were bad, bought new ones and installed them wrong.

Second time I had to mess with it so I bought a super simple one and swapped it out. She's happy, I won't get call backs so I am happy.

Just started buying and installing integrated LED fixtures. Didn't worry much about the longevity but now I am wondering if it was a mistake. Bulbs are the tenant's responsibility but if a fixture goes out that would fall on me.

Guess maybe I am going to have some nice Christmas gifts for family this year. --107.147.xx.xxx

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