your old electrical switches and outlets for a more modern look. Installing new hardware or refinishing the face of the kitchen cabinets are other low-cost upgrades. Many older cabinets are of good quality, and only the doors and hardware need a facelift. Pay particular attention to those items that are quick, easy, and inexpensive to replace but can improve the overall look of your unit.
When upgrading or replacing your current appliances, always compare energy-efficiency ratings, and standardize the brand and model wherever possible. One advantage of upgrading your appliances is energy efficiency. Though your tenant may be the one paying the rent, remember that green sells, and you can easily demonstrate that your unit will cost your tenant less each month in utilities with new energy-efficient appliances.The advice to standardize the brands and models of appliances in your rental units is particularly true for certain appliances; you can easily replace modular components to give the appliances a new look and extended life. Stoves, ranges, ovens, refrigerators, and washers and dryers fit into this category. When appliances such as microwaves, dishwashers, and garbage disposals fail, it’s more cost-effective to replace the units. So for this latter category of appliances, you want to take advantage of appliance vendors who have certain models on closeout or special pricing while staying with the same color scheme or finish. Bonus: Tenants generally don’t pay much attention to the brand of the garbage disposal, so you may as well take advantage of any specials. Buying a discontinued brand or model of a stove, however, may save you money up front but cost you much more in the long run, when you’re unable to find replacement parts.
The Environmental Protection Agency (EPA) has implemented a lead-safe certified renovator program, and you should use only contractors who are on the approved EPA list. See www.epa.gov/lead to find a certified lead-safe firm near you. For more information on environmental hazards, see Chapter 10.
OBTAINING THE APPROPRIATE PERMITS
When you’re considering renovations or upgrades, make sure to get the appropriate building permits or licenses required in your area. You don’t need to be a code expert, but having a general understanding of both local housing codes and state housing laws is important. Evaluate your property to ensure that the planned work meets current building codes. Every state and many local municipalities have building codes that dictate the minimum standards to which all buildings must substantially comply. Often, they have housing, fire, and health and safety codes as well. Reviewing rental housing industry publications can alert you to significant changes in these codes. Also, using specialized trade contractors who stay current with all code changes that affect their work can be helpful.
If inspectors find that your property isn’t in compliance with the proper codes, you may receive violation notices and potentially expensive fines. Building codes are updated and changed regularly, and typically, properties aren’t required to meet the new code requirements unless the properties are renovated and new building permits are obtained. Make sure that you or your contractors are aware of the code requirements, and incorporate the necessary code-compliance measures into your renovations to maximize the safety of your tenants and to protect yourself from violations and fines.
Painting
The next step in getting your vacant rental unit ready is painting. The keys to success here are preparation and knowing what to paint when. Follow these steps to turn your unit into a rental work of art:
1 Select and purchase the paint you want to use.Standard colors are best so that you can easily and affordably touch up your rental unit instead of having to repaint it. One coat of a high-quality flat white latex paint is usually sufficient, so use this standard to help determine the quantity you need to buy. Note: You may require more gallons if you’re changing the paint color to a much lighter shade than the current version. Try to use the same brand of paint, because colors can vary by brand. If you’re changing from a flat to a semigloss finish, you may be able to do so in one coat. If you’re painting a flat finish over a gloss, you’ll likely need to prepare the surface so that the new paint adheres. Plan to use semigloss paint in kitchens and baths for easy cleanup and resistance to moisture. Although this type of paint may cost more, you save in the long run; purchasing higher-quality paint means that you don’t have to repaint the entire unit when it inevitably turns over.
2 Take everything off the surfaces you’re painting.Remove all nails, screws, picture anchors, and similar items. Detach all door hardware, air-vent covers, and electrical cover plates too.
3 Strip all dirt from the painting surfaces.Make sure to clean the walls in particular. Treat grease, crayons, water stains, and other blemishes with products designed for that purpose.
4 Check that walls are properly patched.You may also need to do some scraping and sanding to ensure that your new coat of paint adheres properly.
5 Start painting.Paint the unit in its entirety (yes, I mean walls, doors, door and window frames, baseboards, closets and closet dowels, and ceilings), unless you recently painted the whole unit and need to touch up only one or two walls. Lucky you! If you have acoustic ceilings, be aware that these ceilings present special problems, particularly if they contain asbestos. Be sure to test for asbestos if you’re not sure. Always consult a professional painter or licensed acoustic contractor before attempting to patch or paint an acoustic ceiling, and note that spraying paint is better than using a roller. Don’t paint damaged surfaces and/or surfaces that show signs of moisture without determining the source of the problem and correcting it. Wet or moisture-damaged drywall indicates either plumbing leaks or water intrusion into the property’s interior. The sooner you identify the culprit and make the necessary repairs, the better. If a slight stain remains after you resolve the problem and the surface is dry, try spraying the area lightly with a bleach mist to see whether the stain disappears. If not, you must paint.
6 Replace everything you removed from your painting surfaces after the paint has dried.Reinstall all the door hardware, air-vent covers, and electrical switch plates and outlet covers, replacing any that are damaged or covered with paint.
7 Clean up any lingering mess.Remove any paint that has strayed or splattered onto the floor, windows, countertops, cabinets, appliances, door hardware, air vents and woodwork. Don’t use sinks or bathtubs for paint cleanup.
Final cleaning
Cleanliness sells, and the only people you want as renters are the ones who accept dirt in their homes only as a temporary condition. For many rental property owners, the thought of cleaning up after someone else is too much to bear. Luckily, many local cleaning services do a great job for a very reasonable price. Remember: You don’t have to do everything yourself.
