The 7 Best Materials to Use in Your Rental Property: What You Need to Know

Over the years, Steve and I have worked with many clients who were just starting out in the rental market. Most of them had recently purchased a property and were eager to rehab their newly acquired yet dull and dated homes into delightful rentals that guests could only dream of. 

Throughout these home transformations, we’ve learned a thing or two, and today, we want to pass that wisdom along to you as well. Namely, how to update and design a rental property that is long-lasting, beautiful to behold, and most importantly, feels like home to all who enter through the front door. 

Why Material Choices Matter

Before we dive into what finishes we recommend in which room of the home, we must first establish why material choices are so important in a rental property. 

You see, rehabbing a property for rental is very different from finishing a home for yourself. The choices that you make for a rental must be influenced by:

• What others will find appealing (whether it is to your taste or not)

• How the spaces will photograph for the listing (remember, most renters, and homebuyers for that matter, will shop online before ever setting foot in the listing)

• The durability and ongoing maintenance of the finishes (the less upkeep, the better for your ROI)

• And of course, cost (not only the investment to procure and install the materials, but also the ongoing expense of maintaining the space while the tenant lives there)

The Big Picture Plan

With all of the above in mind, when starting a rental property renovation, we recommend you begin with the big picture and make overall house updates first, like upgrading the flooring throughout, painting a single color on all the walls, updating the lighting, etc.

Once the whole home has been given a facelift, then we encourage you to have a little fun in the kitchen and bathrooms, making more in-depth improvements in the rooms that sell (or rent) homes. 

We suggest keeping all of the updates simple, sturdy, and sophisticated. 

Lovely Finishes with Longevity

Based on the materials expertise we’ve gained while working in this industry for so many years, we’ve assembled a list of our top picks for finishes that have that luxury look your tenants will love, along with the long-lasting durability you need, as the owner, investor, and property manager.

Let’s take a look...

1. Flooring that Feels High-End

When re-flooring a rental, opt for sealed wood floors or wood-look Luxury Vinyl Plank flooring (LVP). Both of these have a high-end appearance that make your whole home feel more spacious.

LVP is always our first choice, as it is the most durable, long-lasting floor out there. In fact, we used LVP in our rental, and once we were witness to the longevity and beauty that this product has to offer, we opted for LVP in our own home in Florida as well. (After all, in an environment as humid as the Emerald Coast, the appeal of this sturdy and stable material is even greater.)

Whether you opt for wood floors or LVP in a wood look, choose your flooring carefully and use it consistently throughout the home.

Pro Tip: Avoid carpet. It gets worn and stained quickly, making it a poor choice for rental properties, and a costly investment that needs to be replaced frequently. 

2. Paint in a Single Palette

In your own home, it is unlikely that you would paint every room the same hue, but in a rental, it is a smart and aesthetically-satisfying decision. 

Painting the entire home in a single color will photograph nicely for your listing, show well for your tenants, and most importantly, keep your maintenance easy and stress-free. (If a wall needs repair for any reason, you can touch it up quickly and easily when the color is consistent throughout the whole home.)

We recommend you paint the interior of your rental a neutral color, but not necessarily white. Choose a neutral that contrasts nicely with the baseboards and door frames and will work with nearly any design aesthetic (because you never know if your tenant will prefer that modern farmhouse feel, a minimalist Scandinavian vibe, or more ornamented traditional decor). 

Pro Tip: Always choose flat paint for your rental. It is friendlier to touch up than other paint sheens, and it is usually the most cost-effective of your options.

3. Lighting with a Long Life

Simplicity is the key to lighting that will stand the test of time. Anything too ornate or trendy will quickly go out of style and will require more effort to maintain. 

Choosing simple lighting that is consistent throughout the home in style and finish is a good investment. And if you live in a hot, humid climate like we do, ceiling fan fixtures are a must in the living room and master suite. (Plus, in the south, the extra circulation provided by ceiling fans will reduce your energy bills...win, win!)

No matter the light fixtures you choose, always opt for LED bulbs that have a super long lifespan and give a consistent, high-quality output. 

Pro Tip: Make sure the dining area has an updated, yet elegant-looking fixture that is of reasonable size since this is usually one of the first rooms that your tenant will see when previewing the listing or visiting the home.

4. Beautiful Bathroom Tile

Tile is a necessity in the bathrooms. We suggest you choose and install the same tile throughout all of the bathrooms in the house, but vary the grouts, patterns, and layouts from one bath to another. This makes material purchasing easier, gives a cohesive look to the home, and prevents an overly-matched, builder-grade aesthetic. 

Once your tile(s) have been selected, choose a darker grout in a complementary color scheme. This makes cleaning and maintenance a breeze since grout is waterproof, won’t harbor germs, and in a darker hue, won’t show stains easily.

Pro Tip: Ceramic tile is impervious to scratches and holds up well in high-traffic areas, like your bathrooms. Plus, it comes in a wide array of colors and patterns to add a bit of personality to your rental.

5. Elevated Versions of the Essentials

If you are installing bathtubs in any or all of your full baths, select steel tubs rather than acrylic, as acrylic will scratch over time. Steel will stand up to the wear and tear of a rental without losing its high-end look. 

Splurge on quality shower heads and choose comfort height toilets. These may seem like small things to invest in, but take our word for it, your tenants will notice and appreciate your attention to detail. And while these aren’t the most glamorous design elements, they are the practical ones that will see daily use. A little research here goes a long way.

Pro Tip: No reason to reinvent your design plan with the everyday essentials. While variety is the name of the game with other fixtures, there is no harm in using the same faucets, shower fixtures, and toilets in all the baths. In fact, this might even save you money in the long-run.

6. Consistent Kitchen Countertops

It is no secret that everyone wants stone countertops these days, so you might as well invest wisely to up the appeal of your rental for years to come. 

Builder grade stone will do, and will still elevate the look of your kitchen, but if you can afford granite, install it! Granite is incredibly hard, meaning it will stand up to consistent use and look just as great on install day as it does ten years down the line. 

Pro Tip: Don’t stop at the kitchen counters. If your cabinets are in good shape, but look dated, replace the hardware with new, clean-lined knobs or pulls. And invest in a current-looking faucet that further heightens the look of your kitchen sink and countertops. 

7. Brilliant Kitchen Backsplash

A simple tile backsplash above the countertops will add personality and appeal, especially when it elevates the look of your countertops and cabinets, giving the whole room an upscale vibe.

Not only does it look great, but it protects your drywall as well. With a properly-installed backsplash, you won’t have to worry about the messes your tenant is making in the kitchen, knowing that your walls are safe and the tile you chose can be easily cleaned.

Pro Tip: The kitchen is often one of the first things tenants look at when they come into a rental property. Having an updated, easy-to-maintain kitchen can make all the difference in contracting with a great tenant and a good monthly rental rate.

Whether you’ve secured your rental property and are ready to begin the process of updating it, or this post has you inspired to keep your eye on the real estate market, give us a call! 

We’d love to help you transform your rental from an outdated place in need of some love to a luxurious listing that your future tenants will be proud to call home.

Warmly,
Sarah