blinds vs curtains
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blinds vs curtains (by 6x6 [TN]) Aug 7, 2023 2:22 PM
       blinds vs curtains (by Deanna [TX]) Aug 7, 2023 2:43 PM
       blinds vs curtains (by plenty [MO]) Aug 7, 2023 3:32 PM
       blinds vs curtains (by MC [PA]) Aug 7, 2023 4:00 PM
       blinds vs curtains (by Pmh [TX]) Aug 7, 2023 4:00 PM
       blinds vs curtains (by Ray-N-Pa [PA]) Aug 7, 2023 4:07 PM
       blinds vs curtains (by Ken [NY]) Aug 7, 2023 4:08 PM
       blinds vs curtains (by Robert,OntarioCanada [ON]) Aug 7, 2023 5:01 PM
       blinds vs curtains (by Sisco [MO]) Aug 7, 2023 5:39 PM
       blinds vs curtains (by DJ [VA]) Aug 7, 2023 6:21 PM
       blinds vs curtains (by DJ [VA]) Aug 7, 2023 6:30 PM
       blinds vs curtains (by RB [TN]) Aug 7, 2023 7:01 PM
       blinds vs curtains (by Jim in O C [CA]) Aug 7, 2023 7:13 PM
       blinds vs curtains (by Allym [NJ]) Aug 7, 2023 8:36 PM
       blinds vs curtains (by Still Learning [NH]) Aug 7, 2023 9:09 PM
       blinds vs curtains (by Robin [WI]) Aug 7, 2023 9:10 PM
       blinds vs curtains (by Nicole [PA]) Aug 7, 2023 11:21 PM
       blinds vs curtains (by Oreo [WI]) Aug 8, 2023 12:30 AM
       blinds vs curtains (by BRAD 20,000 [IN]) Aug 8, 2023 1:12 AM
       blinds vs curtains (by MC [PA]) Aug 8, 2023 8:50 AM
       blinds vs curtains (by Wilma [PA]) Aug 8, 2023 9:41 AM
       blinds vs curtains (by Scott [MA]) Aug 8, 2023 11:36 AM
       blinds vs curtains (by Jim [OH]) Aug 8, 2023 3:04 PM
       blinds vs curtains (by Barb [MO]) Aug 8, 2023 5:51 PM
       blinds vs curtains (by 6x6 [TN]) Aug 8, 2023 7:53 PM
       blinds vs curtains (by Otis [IL]) Aug 8, 2023 11:14 PM
       blinds vs curtains (by Barb [MO]) Aug 11, 2023 2:15 PM
       blinds vs curtains (by Judi [MI]) Aug 11, 2023 2:21 PM
       blinds vs curtains (by Ryan24 [MD]) Aug 11, 2023 2:25 PM
       blinds vs curtains (by William Benjamin [IL]) Aug 11, 2023 2:42 PM
       blinds vs curtains (by zero [IN]) Aug 11, 2023 4:50 PM
       blinds vs curtains (by Gram [OH]) Aug 11, 2023 5:25 PM
       blinds vs curtains (by Mobile Jim [TX]) Aug 11, 2023 6:08 PM
       blinds vs curtains (by Patti [OK]) Aug 11, 2023 6:26 PM
       blinds vs curtains (by ed [CA]) Aug 11, 2023 7:26 PM
       blinds vs curtains (by John B [CA]) Aug 11, 2023 9:03 PM
       blinds vs curtains (by 6x6 [TN]) Aug 11, 2023 10:56 PM
       blinds vs curtains (by Small potatoes [NY]) Aug 11, 2023 11:34 PM
       blinds vs curtains (by 6x6 [TN]) Aug 12, 2023 5:31 PM
       blinds vs curtains (by April [KS]) Aug 13, 2023 12:21 PM
       blinds vs curtains (by David Krulac [PA]) Aug 14, 2023 10:37 AM
       blinds vs curtains (by Mike [PA]) Aug 14, 2023 10:58 AM
       blinds vs curtains (by Ray-N-Pa [PA]) Aug 14, 2023 2:13 PM

blinds vs curtains (by 6x6 [TN]) Posted on: Aug 7, 2023 2:22 PM

When it comes to the option of installing blinds or installing curtains in a rental, it appears that there may be pros and cons to each.

If I install blinds, it is cheaper, but they are difficult to clean, and it seems that tenants break them often. On the other hand, it doesn't seem to be difficult to charge them for broken blinds without pushback. Also as the blinds age out I get new ones before there time. Problem there though is that each time you go to buy new blinds, the designs have changed and you have to add more mounting holes for the different brackets.

I have never offered my rental to where I provide curtains. I have had some tenants put curtains up. If so, I have left the curtain rods and/or curtains, that the old tenants left behind, for them to use if they want. I have noticed that there never seems to be a problem with the cheap curtain rods getting broken. Seems they know how to handle curtains but not blinds. Problem there is the higher cost of curtains and rods. Also, will they like the curtains I choose, and if not, after they move, will I get my curtains back if they changed them out. I could throw the curtains in the wash to clean them and most likely not have to replace the rods.

There are other pros and cons I am sure.

I am close to finishing up my rehab and am trying to decide on window coverings, as I do want some.

Do you prefer blinds or curtains?


Is it easier to get reimbursed, without pushback, for curtains and rods, or for blinds?

Thank you for your time.

blinds vs curtains (by Deanna [TX]) Posted on: Aug 7, 2023 2:43 PM

When blinds were $4 each, I could treat them as disposable.

But corded blinds are another thing that have been banned from manufacturing. So the cordless blinds are $15-$20 each.

If I'm paying $15-$20/window, I want something that's less fragile than blinds. So I spend $4 on a tension rod, and $10-$12 for a pair of blackout curtains, and have a window covering for about the same price.

If the tenant doesn't like the color I've chosen, they're easy for me to take down and put into storage, and they can put up their own preferred color. So I don't invest too much into my curtains-- because I've also had tenants decide they liked them so much, they preferred to pack them all up on the way out and take them with them. :P

blinds vs curtains (by plenty [MO]) Posted on: Aug 7, 2023 3:32 PM

Blinds. Buy better ones and replace with better ones all from the deposit. Take pictures. Collect deposit. Hold accountable. Only pay for them once out of your pocket.

blinds vs curtains (by MC [PA]) Posted on: Aug 7, 2023 4:00 PM

Blinds. If ypu buy curtains, they will put up what they want(usually) and yours will get lost.

blinds vs curtains (by Pmh [TX]) Posted on: Aug 7, 2023 4:00 PM

I replace blinds on turnovers @ $12 per from HD. I donít sweat the small stuff. I donít deduct from deposits - not worth the dispute hassles - & treat as business expense.

blinds vs curtains (by Ray-N-Pa [PA]) Posted on: Aug 7, 2023 4:07 PM

On my class B places, I use curtains. They are classier and add a splash of color. For a class C place, blinds are perfectly fine.

blinds vs curtains (by Ken [NY]) Posted on: Aug 7, 2023 4:08 PM

I dont put up anything unless i dont want anyone looking in windows.On flips i put up blinds so the inspector cant see inside since i dont get permits --74.77.xx.xx

blinds vs curtains (by Robert,OntarioCanada [ON]) Posted on: Aug 7, 2023 5:01 PM

Curtains are much better for energy conservation as black out curtains will keep heat in summer and heat in winter. Cleaning is easy where put in front load washing machine then dry. Blinds often break along can not be repaired. I like the Ikea curtains as some go right to floor providing more insulation.

blinds vs curtains (by Sisco [MO]) Posted on: Aug 7, 2023 5:39 PM

I own a mobile home park and am concerned that a bedsheet, flag or other such inappropriate window coverings are not visible from the outside.

Hence, I furnish blinds. I bought the cheapest blinds available for years and replaced them all at turnover time. They were always broken in less than 12 months, houses that were left in move in ready condition had broken blinds.

I have for the past 3 months been installing Allen Roth faux wood blinds

They cost $40-$70, I have yet to find a broken blind at turnover and they are plenty tough enough to stand a rigorous cleaning. This method suits me better.

blinds vs curtains (by DJ [VA]) Posted on: Aug 7, 2023 6:21 PM

Neither one.

I used to install mini-blinds.

Now, I install curtain rods - the "cheap" white, bent metal ones.

I put a nicer metal one with some kind of simple fineals in the Living room.

I will put a set of generic, not-too-godd-looking (whatever I ind in Big Lots) curtains in the bedroom windows, so they have privacy when they first move in. I tell them that once you have bought curtains that suite your style/taste, I'll take these away.

Now, I also do a complimentary maintenance check of the house in about a month - "to make sure everything is working properly in your new home".

Before that visit, I'll email them asking for anything that they think will need attention - so I can bring what I'll need to take care of it right away. And "I'm sure you have some nice curtains by now, so I'll pick up mine while I'm there".

Note that I do not have trailer park or low-rent neighborhoods any more.

More like solid working-class, where there are home-owners.

blinds vs curtains (by DJ [VA]) Posted on: Aug 7, 2023 6:30 PM

In a mid-term, furnished rental unit, I will install the same type of rods and curtains. Nice, heavy black-out curtains.

Even though they may not tend to be too rough on them, the blinds are too hard to keep clean.

That's more work for me or whomever I pay to clean between residents.

blinds vs curtains (by RB [TN]) Posted on: Aug 7, 2023 7:01 PM


blinds vs curtains (by Jim in O C [CA]) Posted on: Aug 7, 2023 7:13 PM

My homes are B+ so 2 ď blinds look good and last.

blinds vs curtains (by Allym [NJ]) Posted on: Aug 7, 2023 8:36 PM

curtains have a messy look and come loose from their rods. I have them in my home. My mother made them years ago and I keep them.

blinds vs curtains (by Still Learning [NH]) Posted on: Aug 7, 2023 9:09 PM

I have found that some tenants prefer one over the other or like both. I install blinds but the new cordless seem to get stuck down frequently. I also install cheap rods because every time a tenant installed rods and took them I was getting more and more holds. Now they are there for them to use and if they take them I buy new rods that for the mounting hardware and charge them. --73.38.xx.xx

blinds vs curtains (by Robin [WI]) Posted on: Aug 7, 2023 9:10 PM

We are clearly not going to reach consensus here!

I HATE blinds. I make "curtain rods" out of electrical conduit, and brackets out of L-brackets and conduit pieces. The rods are way stronger than most curtain rods, and the brackets are just the right strength so that if a kid swings on the curtains, the brackets bend before the conduit does and the rod just falls down.

I pick up cheap curtains at yard sales, clearance, etc. They're in the move-in photos, so if they're gone upon move-out I can charge against their SD. I have one particularly ugly set that I keep HOPING someone will steal. Much easier to replace than miniblinds.

Btw, my houses are mostly C+.

blinds vs curtains (by Nicole [PA]) Posted on: Aug 7, 2023 11:21 PM

I think blinds look and are disgusting.... perhaps because when I was little one of my jobs was to help my grandma take down the metal wide slatted venetian blinds, put them in the back yard and scrub them.

I ask if they want them. If they say yes, I tell them they must be there when they leave. Most say no because they have or get their own. The curtain rods stay. I tell them, show them and have them initial where it says how much I am charging for missing or broken curtain rods, especially the magnetic ones for the door windows.

blinds vs curtains (by Oreo [WI]) Posted on: Aug 8, 2023 12:30 AM

We buy and install quality rods in character with the house. Otherwise tenants buy cheap ones that look it. They think they know how to install them, but either they end up crooked and most times leave huge holes upon departure. On occasion we've purchased quality curtains when we come across them, especially in windows that my husband has built a decorative shelf above, (very appealing for website pictures).

I tell them if they want a different decorative look they can use the rods for their own curtains and I take the curtains at a later time. --75.11.xx.xx

blinds vs curtains (by BRAD 20,000 [IN]) Posted on: Aug 8, 2023 1:12 AM


White. Easy to manage - one on EVERY window. My homes look good from the street 24/7/365. No wolf blankets showing.

Walk into Lowes and walk out with whatís needed. Minimal time spent. No odd shapes or colors, and no time shopping.

(6man: for 40 years the brackets were the same - snap in, snap out. Now the new brackets do the same once mounted. )

When we started doing this the residents stopped tearing up my woodwork and walls with railroad spikes and giant screws to hang their own stuff. Turnover, wood putty, spackle, paint costs GONE.

If we donít cover the windows the res WILL scrounge up something and usually leave it for us to remove at turnover.

Easy to swap if broken. Res can swap them toward their $100 Super Clean Move Out Bonus without a moment from me. At move out I see the new blind boxes in the trash. Done!

Easy to clean with a damp rag or vacuum brush. Previous housekeeper would let them soak in the tub.

Most prospects like blinds.

Cloth holds odor.

We ARE using cloth on patio doors to avoid those dreaded vertical blinds. Thx WMH!


blinds vs curtains (by MC [PA]) Posted on: Aug 8, 2023 8:50 AM

Just removed cloth from a rental we cleaned. Covered in animal hair and stunk.

blinds vs curtains (by Wilma [PA]) Posted on: Aug 8, 2023 9:41 AM

We put in roller shades that are light-blocking and heavy duty. We rarely have to replace one due to tenant damage. some tenants use them daily, some never, and a few left them down all the time (can you say "cave"?).

We also provide inexpensive curtains at move-in for all ground level windows. The funny thing is that the tenants nearly never get around to replacing them with their own - we have to when they finally begin to rot.

blinds vs curtains (by Scott [MA]) Posted on: Aug 8, 2023 11:36 AM

A, B and C+ units.

I've been moving over to faux wood blinds. They seem to last a LOT longer, look nice, and tenants love them. I also have cheap curtain rods up that are easy to remove if the tenant chooses so. My lease says no other rods are permitted but they can remove and store the provided ones.

blinds vs curtains (by Jim [OH]) Posted on: Aug 8, 2023 3:04 PM


blinds vs curtains (by Barb [MO]) Posted on: Aug 8, 2023 5:51 PM

We install the basic blinds from Lowe's in ALL windows. We also install Amazon Basic curtain rods above ALL windows.

We tell tenants, if the blinds break, replace them. They came from Lowes.

Use the provided rods to decorate your home with color, so that you have what YOU like.

MOST of my tenants do just that. Occasionally, a tenant will ask for curtains. I have a few I'll provide, basic ones from a discount store. Generally, though, they do their own in their color.

blinds vs curtains (by 6x6 [TN]) Posted on: Aug 8, 2023 7:53 PM

Thank you everyone for the replies.

I have been doing as Plenty stated, except with the cheep blinds.

Ken, I would rather not fool with any myself, but I want the house to look lived in. I also don't want the tenants installing themselves.

Brad, I suppose if you can get the same exact brand every time then the same brackets may work. It usually seems difficult to get the same brand as sometimes stores change them.

I have decided for the time being to go with a combination of both. I will do most of the windows with blinds, even though I also despise them, and will do valance curtains and rods in the kitchen. I want to add color in the kitchen and let in all of the natural light. I have gotten the room darkening blinds that should be a little more energy efficient. Probably not as efficient as blackout curtains though. I want as much natural light as possible in this old home. I have spent a lot of time doing custom work in parts of it.

The kitchen valance curtains should also help with my staging if I can find the ones that I like. I haven't had any luck with finding any in stores.

Thank you again everyone.

blinds vs curtains (by Otis [IL]) Posted on: Aug 8, 2023 11:14 PM

Mostly C class places, they all get cheap curtain rods and thatís it. Got tired of replacing blinds even when it was charged to the security deposit.

blinds vs curtains (by Barb [MO]) Posted on: Aug 11, 2023 2:15 PM

the key is to buy extras when you buy them, and use the same size as much as possible. Then, mark them up.

I paid under $10 for each set of blinds.

If I have to replace them, I CHARGE $35. That accounts for my time and trouble.

With 26 units. We have enough of them that we actually seem to replace them fairly regularly. We generally get 3-6 years out of them. The 2018 construction project has had about half of the blinds replaced.

So I buy them in job lot quantity and get a discount, and I just keep a few in the basement for when we need them. When we run low, time to buy another job lot quantity. If a tenant replaces them? Great! If not, I replace and deduct.

blinds vs curtains (by Judi [MI]) Posted on: Aug 11, 2023 2:21 PM

Blinds, always blinds. Curtains only for windows where blinds are not wide enough. I think they look better and keep prying eyes out while the place is unoccupied. I usually charge the tenants if the blinds are damaged during their stay, unless it's a particularly long-term tenant (like 5+ years).

I also have a 'rule' where if the tenant reports wear & tear damage, I'll fix it at my own expense (unless it was obviously their fault like holes in the wall) b/c I'd rather they let me keep the house up nice than left it all to fall apart and fix upon their departure. But my rents are pretty high for the area. --172.3.xx.xx

blinds vs curtains (by Ryan24 [MD]) Posted on: Aug 11, 2023 2:25 PM

We have looked at the prospect of putting up curtains but it seems to be more expensive to do blinds and rods than it is for blinds. Plus, blinds are easy to see if they are broken, they are easy to clean and you can charge the tenant for cleaning them if they are dusty and dirty, and they are easy to charge them for when they leave. With curtains, you have to go around and take them all down, wash them and then put them all back up. Plus if they are stained or faded they look bad. But it wouldn't be a bad idea to charge them for cleaning them too. Its really a coin flip IMO. The curtains can add some color and accent to white on white on white.

blinds vs curtains (by William Benjamin [IL]) Posted on: Aug 11, 2023 2:42 PM

I like that blinds allow more light in the rooms. However, I notice that many tenants close the blinds to darken the room. --99.71.xx.xx

blinds vs curtains (by zero [IN]) Posted on: Aug 11, 2023 4:50 PM

I don't supply any window coverings. If the last tenant leaves something not torn or nasty I let it sit and the new tenant decides if they want it.

Seems like I put blinds up and they want curtains, or the colors are not right or the way they move are not right. I just tell them don't put towels or some such up. Get something you like that will be presentable.

I have had no push back from this so I will keep the process going. If while it is empty I have a set of blinds or whatever I might put them in, but I don't plan to decorate for the tenant I don't even have.

I do not have A or even B properties tho.

blinds vs curtains (by Gram [OH]) Posted on: Aug 11, 2023 5:25 PM

B properties in a failing community. I have provided WalMart blinds, but east or west sun exposure causes the slats to sag. Looks bad from the street. Curtains and rods from Big Lots, Goodwill, or garage sales. Simple styles, neutral colors. I am not the decorator. Window coverings are a safety issue. The tenants let me know if they change the curtains and I instruct where to store them. Best to provide window coverings for curb appeal of house. No cardboard or tattered sheets taped or nailed to the walls and window frames allowed. Washing curtains at move-out time is the least of my worries.

blinds vs curtains (by Mobile Jim [TX]) Posted on: Aug 11, 2023 6:08 PM

We currently use the 2-inch faux wood blinds. we used to use cheep mini blinds but they get broken easily and did not look as good. The faux wood ones cost about 6 or 7 times as much as the mini blinds so with our mid-range and up houses it becomes a mater of aesthetics. It makes the houses attractive and easy to rent.

blinds vs curtains (by Patti [OK]) Posted on: Aug 11, 2023 6:26 PM

We usually put mini blinds in but now we have a rental that has old wide windows in it and we check the would between 200 -300 per window. That is 800 or 1200 for four windows. That probably will have to replace them when they vacate.

blinds vs curtains (by ed [CA]) Posted on: Aug 11, 2023 7:26 PM

Years ago, Home Depot and Lowes had blinds in a few nice decorator colors that they would cut to fit. I put these in several of my rentals. I have never had to replace any of them and I don't know why my tenants have not damaged them - maybe they like the colors enough that they don't mess them up????

To clean them, I'll put two screws in the fence about the same width apart as the blind, but one is 8 or 10" higher than the other. I spray 409 on both sides of the blind and hang it up on the screws. I'll let it sit for 10 or 15 minutes, then spray it off with hot water (hot water comes from letting the hose sit in the sun); 30 minutes later, the blind is super clean and dry. --108.201.xx.xx

blinds vs curtains (by John B [CA]) Posted on: Aug 11, 2023 9:03 PM

Single Family Detached homes ~1800 sf.

Blinds (2" white plastic cut to size at lowes or hd.)

Yes, they're a little pricey now, but if you are upgrading your rental home and want top of the neighborhood rent rate, you have to offer a nice home. Can't go wrong with white blinds. 115 deg days, keep the white blinds closed and you keep radiant heat out and lower the tenant's elect bill for AC.

If tenant wants to install their own curtains or shears over the blinds, my leases say they need to ask me first, show me a pic of what they want to install, and then I let them install the curtains over the blinds. A few holes for curtain rods if I have to remove them for a turn are cheap to fill before fresh paint.

If blinds are destroyed, replacement costs come out of security deposit, and/or it's a write off for me.

If blinds are in good shape at turns, cleaners wipe them clean for low $. If after 7 years, the vinyl 2" blinds are really dirty, two choices:

1) take them down, soak them in tub with a bit of simple green for an hour, wipe them with soft wet cloth, then hang them on a ladder and spray gently and let dry while hanging (this took me 4 hours to do 17 blinds, and they look new again.

2) buy new ones and take the tax deduction.

blinds vs curtains (by 6x6 [TN]) Posted on: Aug 11, 2023 10:56 PM

Thank you for the added replies and cleaning tips.

blinds vs curtains (by Small potatoes [NY]) Posted on: Aug 11, 2023 11:34 PM

Like DJ I put basic curtain rod up for each windows, except wider ones get heavier rod w finials. By this point eniugh tenants have left blinds behind and the incoming tenants usually want them to stay up. I have one C unit w mini blinds and I washed them in the tub for the first time after several years. They look new. B units get 2"faux wood blinds.

blinds vs curtains (by 6x6 [TN]) Posted on: Aug 12, 2023 5:31 PM

Thank you Small potatoes.

blinds vs curtains (by April [KS]) Posted on: Aug 13, 2023 12:21 PM

Agree 100% with Brad. Vinyl mini blinds. White. Once the brackets are installed, seconds to swap broken with new. $35 deduction from security deposit. I give residents the option to purchase the replacement blind and I install free of charge. I also install nice curtain rods above any street/public facing windows. That has saved a lot of patching and painting. It always surprises me how few residents ever open their blinds. They use them, they want them, and they never object to paying a fee to replace them if they're damaged.

blinds vs curtains (by David Krulac [PA]) Posted on: Aug 14, 2023 10:37 AM

For properties taking from rental to selling, in general we remove all window coverings blinds, curtains, and all brackets and throw the stuff away and don't replace. For properties continuing as rentals, we ditch anything, curtains, blinds brackets that are damaged or too old. We might leave anyting is good condtion, but offer to remove if new tenants doesn't like or wants to replace.

Most of our rental clients stay for a long time, have had a few tenenats stay for more than 30 years. One current tenant moved in 1984 and hasn't left yet. They say they are only leaving "horizontal". Our average tenancy is 12.5 years and the only vacancies we had in the last 3 years were either properties just acquired, or properties that became vacant and we sold rather than re-rented. (That's another story as we are selling 100+ year old properties and replacing (1031) with properties less than 20 years old.)

blinds vs curtains (by Mike [PA]) Posted on: Aug 14, 2023 10:58 AM


I let them decide what they want.

Just an added maintenance item I'd rather not deal with. --50.230.x.xx

blinds vs curtains (by Ray-N-Pa [PA]) Posted on: Aug 14, 2023 2:13 PM

I was really looking forward to seeing you again at the convention. Lots of people could learn from you on how to keep residents that long or why you are specific in your 1031 process.

I have five under contract currently and I am actively looking for replacements

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