Hi,

I wonder if anyone has tips/techniques to prevent the damages on hardwood floor. Based on my experience, the worst scratches on hardwood floor always come from the legs of metal bed frame. The scratches usually come from repeated movement (you know, when 2 adults having fun in their bed). After years of such repeated movement, the scratches become deep making it difficult to remove even after sanding. Is there something like bed leg "shoes" that could be put between metal legs and wood floor to prevent such damage? I also don't know how tenants would feel if I ask them to put "shoes" on their bed metal legs. For most people, bedroom things are quite personal.

What do you guys think? I don't believe I'm the first one having this problem in the LL business :-) Feel free share your thoughts. Thanks.

Your approach on solving damages to your hardwood floor is well received. So over the years I've experimented with wood flooring, laminate and luxury vinyl as options. Real wood, costs around $10 per square foot to remove and replace, not including adding color, sealer and sanding.

Laminate and luxury vinyl simply is cut out and snap into place some extra flooring saved from the original install. Costing between $1.25 to $4 per square foot.

Following. Just had that happen in a property occupied 10 years. It's rather deep and don't know how we'll fix it yet; real wood floor.

In another unit a few years back, I always require a rug under the table and something on the chair legs. I even provided protection to use on the chair legs. During a quarterly inspection none of my requirements were met. I recorded it on my inspection report and verbally went over it with the tenant. She stated she didn't want a rug under the table as she loved the look of the floor.

I provide felt pads for the place. I bought a bunch of them and hand out a sheet or two at walk thru.

I do not have the problem with beds as I have carpet in all bedrooms. I do have these plastic discs with foam in them made for heavy furniture that would probably work.

Although I never get into details I am not shy about discussing what would otherwise be personal subjects. After all I have on my lease a section about not flushing things that shouldn't be, including feminine hygiene products.

I usually segway into it by saying something like... and I know nobody wants to discuss this but...

Much easier to discuss like adults now rather then when there is a main line clogged and the plumber wants to know who is paying.

Make light of the situation.

You both get a little chuckle out of it but you get your point across.

I have a friend that requires in her lease that all tenants must put remnants down under furniture and runners where you walk (traffic areas) within 30 days of moving in so they don't ruin the hardwood floors.

Thanks everyone for your reply

Robert J[CA], you offered service to protect your hardwood floor. Do the tenants actually use your service?

planty[MO], I had the same kind of thought but hestating about asking tenants to add them to their bedrooms. Maybe I'm overthinking, right?

Oreo[WI], If it's deep, you have to replace the wood pieces (only the area where the damages happened). It sucks that the tenants didn't use the protections that you offered. Even though you could charge her for damages, it's still more work on our part to fix the floor. Also the color of the new replacement wood might not match the existing floor.

Busy[WI], yep furniture coaster is way to go. The question is how to force them to use it (see Oreo[WI]'s comment that his tenants refused to use it).

zero[IN], thanks for the tips and shared stories. "fee for getting too rowdy in bed" give me a smail on my face :)

Ray-N-Pa[PA], I guess we could use zero[IN] phrase "and I know nobody wants to discuss this but...".

It's not as if you have to delve deep into what causes scratches beyond stressing metal feet causes scratches on wood floors - no further explanation needed.