New Builds

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How do I add value to my property with new flooring?

In this article, you’ll learn the 5 key tips you need to know to make your flooring revamp work.


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You don’t always have to buy new carpet for your property to bring the carpets back to life.

Sometimes, a commercial clean can add huge value, for a low cost.

But how do you know what choice to make?

Generally, there are 3 options – refresh, replace or restore.

Similar to a fresh paint job, new flooring can add a lot of value to your property for not a lot of cost. This is why it’s step #6 of the Cashflow Hacking List – a 6-step approach to turbo-charge any BRRRR project.

In this article, you’ll learn the 5 key tips you need to know to make your flooring revamp work.

Tip #1 – try to keep the carpet

It isn’t always necessary to rip up any and all carpet in your rental. If you are lucky enough to get a house where the carpets can be brought back to life – great.

If this is the case for you, go for a commercial clean, which can make the carpet look new.

But – this is really important – if you do plan on keeping your carpet you absolutely must tell the team of tradesmen working on your property … before any work starts.

If you don’t tell them, the carpet may get ruined as they’re working on the property, and you may be forced to replace it anyway.

A professional commercial cleaning quote will usually be done per room. But, if you can get a fixed price for a couple of rooms in one go, you can save yourself money.

And there is always the option to hire a Rug Doctor from the supermarket to do this yourself for around $100.

However, if your carpet is frayed, burnt, or has a couch footprint in it – new carpet is your only option.

A fresh professional install will cost about $4,500 for a 3-bed, 1 bath house.

Tip #2 – consider floor damage when reshuffling chattels

Sometimes you’ll be forced to put new flooring in to a property when you renovate, especially when it comes to renovating spaces with vinyl overlay – such as in the laundry, bathroom and kitchen.

Many property investors run into the “footprint” issue.

This happens when a toilet, sink or cabinet is removed. Previously the vinyl would have been cut around the base of the toilet. Once the toilet is removed, there isn’t any vinyl underneath. It’s left a foot print.

When this happens it is an absolute must to replace the flooring.

So, if you plan on reshuffling where the toilet, cabinets or shower sit within a bathroom, factor in potential hard flooring costs up to $2000.

This tends to be less of an issue when replacing cabinets in the kitchen.

For instance, one of the benefits of newer kitchens is that cabinetry is deeper than cabinets from decades ago.

This means modern cabinets take up more space, so the new cabinets will cover any marks made when removing the old cabinets.

That means the original vinyl flooring can often be kept, saving on cost.

Tip #3 – floor durability is paramount

In a rental, you want durability over pretty much everything. Because if something breaks or needs to be replaced, you’re typically the one footing the bill.

Remember, anything that can lift, will lift. So if your vinyl comes away from the floor, water, dirt and pretty much everything else can get under there.

That’s true too for any flooring that has any joins within it. That’s why, whatever your flooring choice is, always try to go for the smoothest option.

This is because sometimes even regular cleaning, like a weekly mop, can send water seeping into the grooves.

In durability terms, sheet vinyl is going to be your best option. Not only is this cost effective, but a practical solution too.

When it comes to the question of “which type of lino should I use?” a laminate plank is a popular choice.

In the end, it may come down to preference. Just know that what you start – you have to maintain.

So, if you choose to go for a more expensive flooring choice (like carpet or hard wood) you have to maintain that flooring, at that cost over time.

Tip #4 – a mix of carpet and hard flooring is preferable

Sometimes, it’s great to have a blend of both flooring types throughout a house – where possible.

Carpets in the bedrooms can be great for insulation and noise control, but you absolutely aren’t going to have carpet in the bathroom (which was an odd trend in 60s houses).

So, when you’re getting different professional quotes, ask for different options.

For instance, ask for a quote that’s just soft floors in the bedroom while keeping the hard wood in the living areas.

Existing hardwood floors will require sand and polish, often per square metre. But comparatively speaking, the cost between doing this and installing new carpet is usually the same.

Some landlords say wood will stay the same, but carpet may have to be replaced.

Tip #5 – get a professional in

Finally, when it comes to flooring – leave it in the hands of a professional.

So allow for it in your budget. The good thing is, you do so with the comfort of knowing it’s a relatively low cost that will result in high returns.

So, unless you or a friend are skilled, it’s not really made for DIY unless you’re hiring a Rug Doctor.

Opes Partners
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Ilse Wolfe

Former Renovations Coach at Opes Accelerate. Property Investor for 15 years.

Ilse Wolfe is a property investor and the former director of Opes Accelerate – a coaching programme for renovations-focussed investors.

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