Long term tenant. Nice, "B" property. Good tenant. Tenant is prolly 10% below market. (Which I am totally ok with, given her tenure and the fact that she's a good tenant). Place rents at $700/mo.

Good tenant has asked if we would consider replacing carpet which is showing some signs of wear. (We don't do carpet anymore...only vinyl flooring).

My inclination: Let her know that we are trying to keep rents reasonable, but if she is okay with 10% rent increase, we can do new vinyl flooring. (wild guess- $2300)

What would ya'll do?

Perhaps a choice.

"Hi, Mrs tenant. We would be happy to replace a flooring that has aged out. We also appreciate tenants who have been with us a while and respect the property. In order to keep up with inflation and to be able to make the flooring install, here are 2 options to choose from.

1) carpet replacement of a neutral earth tone color of your choice for a monthly rent increase of $X

2) new LVP flooring of a neutral earth tone color of your choice for a monthly rent increase of $X

How long has she been there? That's "her" signs of wear, if it's been a significant amount of time.

For my rentals, it's in my lease agreement that I don't have to refloor or repaint the premises. If someone is a long-term tenant who's sticking around in an undermarket apartment, that's the trade-off-- it's been a while since it was refreshed. And that's what we accept on our end--- we're not getting top rents in exchange for not having to clean, update, refresh, rerent to someone new.

If you're getting $700/month for an $800/month apartment, that's not too bad undermarket. Normally, I'd expect "undermarket" territory to be a lot more significant than that. But if you're spending 4 months' worth of rent in order to refloor, it's way easier to do that when the unit is empty.

Every time I go up, other stuff happens to offset it. Just life I guess. Never would have known if it was going to happen anyway, but odds are yes.

I like the idea of offering the two or three options with prices. That's novel and unique, thinking outside the box!

Have had tenants ask for replacing flooring or paint and such. Typically I never do it while they are there.

I am going to in one apartment tho. The carpet in the living room is getting ragged. Tenant takes great care of the place. She asked if I would pay to have the carpets cleaned as her little cleaner isn't cutting it.

Looked up when I replaced the carpet last time and what I bought. It has been there a while. Maybe five years. It was a time when I was buying the cheapest stuff I could because tenants were always ruining it anyhow.

Well that back fired on me a little. I inspected the carpet and it is just about dead. I remember getting it because that was the cheapest 15ft wide stuff Lowes had. It was ugly then.

I started buying a better quality and just doing seams on the less traffic side. I will do it myself and it will take a few hours. She will move everything out of the way.

A lot of people don't want to mess with carpet I know. But in my dupes I like to put carpet in the bedrooms, up the stairs and in the living rooms. Sound proofing a little bit.