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Tractor Talk Discussion Forum

OT Rental house floors

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Mark FL

12-12-2007 17:51:31




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The carpet in my rental house's bedrooms is full of stains after 3 years. The rest of the house has tile floors. I'm considering tiling or laying laminate in the bedrooms. Does anyone have experience with laminate or know how it will stand up to spilled drinks, food, and pet accidents? I'm leaning toward just tiling the rest of the house. The tenants can use throw rugs where needed. Thanks for any responses.

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Mark FL

12-13-2007 17:37:25




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
I'm going with the tile. It's probably the most indestructible floor, other than concrete. I'm afraid the laminate will swell or separate. Some tenants are real hard on a house. This house is on a concrete slab, as are most here. I left the tenant off too easy on this one. Also had to repaint the inside. I can lay the tile myself so the expense isn't too bad, just real hard on the knees! Thanks for the replies.

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rrlund

12-13-2007 12:41:08




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
Might I suggest fire. I'd burn a place to the ground before I'd rent it out.



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Jeff-oh

12-13-2007 09:56:31




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
I've placed the cheep $0.99/sq foot laminant in my rentals and I'm very happy. It holds up well and about as cheep as carpet.



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glennster

12-13-2007 05:35:58




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
i am in the process of replacing carpet in two of my rental units. one was the original carpet, the other only 2 years old, tennant was a pig.had a cat, never cleaned up after it, has cigarette burns all over.he lost his security deposit. i have been installing high quality commercial grade carpets. most all of my tennants are great. you get a looser every now and then. i had laminate in one unit, but a water heater leaked and ruined it (kitchen floor.) went with ceramic tile. what i am going to do now in the kitchens is go with linoleum flooring. its fairly durable, easy to install, and if there are spills, it will usually not go thru the flooring.

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cj3b_jeep

12-13-2007 05:19:45




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
The problem with tile is that if your sub-surface is not thick enough, or even enough, it will crack right now. I'd go with a heavy laminate floor and run it up the wall just a bit to create a lip under the trim. That way if things spill it won't run under the trim. We used to have a couple of rentals but got rid of them because the renters were so tough on them. Sometimes when they left, they'd take al of the light bulbs, light fixtures and even the breakers from the electric panel. The only way I'd have them now is if they were right next door.

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Midwest redneck

12-13-2007 01:56:34




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
Renters will trash carpeting. Wood floors are nice, they can be refinished. Get a security deposit for ruined carpeting. Some people are total scum, cause it aint theirs.



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37 chief

12-12-2007 23:22:12




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
Tile is a good perminate repair. I put laminate in my kitchen, and another room. It will not stain, but if it gets a scratch you will not be able to sand out, and re stain. It is holding up real good. I damp mop about one time a month. Tile will crack.



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James White

12-12-2007 21:43:15




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
I managed 12 rentals for a company once and I found out real quick to use vinyl floor tile. Get the good stuff even if you have to get commercial grade. A good grade of vinyl tile has "color thru" construction so it wont show up wear so bad. Also use the best glue you can buy. Also, take plenty of pix before tenants move in and do inspections while they live there if local laws allow. J



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RobMD

12-12-2007 20:42:09




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
If you have tenants who like to live like pigs with their pizza boxes, beer, clothes and old food lying around everywhere, then DEFINITELY get the tile put in. The Biggest issue is the smell in the rugs that these pigs leave after they leave the residence.

I would use big porcelain tile with the tightest grout spacing possible to avoid getting dog pee stained in it. Laminate can quickly wear down. You don't underestimate the power of pigs.

I would also have tall trim molding, because some pigs like to tear the crap out of walls near the floors. Make sure that molding has no voids where dust and junk can get into it.

Note how many times I said pigs. It's the truth. There are some sick people out there, and as a buyer of properties, i've seen some nasty schitt.

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kito169

12-12-2007 19:29:15




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
I have laminate flooring in one of my rent houses. It has held up extremely well for 4 years. I let a tenant install it instead of pay rent. I like it so well that I put it in my house last year. I have 17 grand children, 8 of which live either next door or two blocks down the street. They played havoc with my carpet. The laminate has held up really well. I live in central Texas. The humidity isn't quite as bad as Florida. Also the rent house has laminate in the bathrooms and it has done really well there too.

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Bill Id

12-12-2007 19:04:49




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
Mark, When renting to a new tennat have a listing of every thing in the rental and show marks of any damage seen and initialed by the renter. When they get ready to move the entire thing becomes your legal acknowledgement of any thing they may have done after the paper was signed and dated by them. Photos would not hurt either. Everyone is protected then. Stay away from the laminate we have it in our house and it curls at the seams when it gets a soaking. Washing machine flooded it.

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El Toro

12-12-2007 18:41:03




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
I would tile it too. Hal



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in-too-deep

12-12-2007 18:31:44




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
Enforce your security deposit a little stronger?



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geok

12-12-2007 18:17:30




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
I am going to just have stained concrete in one of my rentals.



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Ken Macfarlane

12-13-2007 11:41:33




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 Re: OT Rental house floors in reply to geok, 12-12-2007 18:17:30  
Seal it or if they barf on the floor their stomach acid will discolour and etch more.



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JD 1956 60

12-12-2007 18:12:33




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
Mark,

Go with the tile. Laminate is good, but there is no good way to seal the seams. Also, with Florida weather, unless you go with a high quality laminate that locks together in all directions (ends as well as edges), cracks will develop where the ends butt together as the humidity changes.
Loren

Largo, FL



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omahagreg

12-12-2007 18:07:47




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
They tell me that laminate floors can take on any moisture spilled on them, and that will make them swell. Not very pretty if that happens, even worse if the moisture has an odor! Greg



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Gary from Muleshoe

12-12-2007 18:06:55




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 Re: OT Rental house floors in reply to Mark FL, 12-12-2007 17:51:31  
Go with the tile. I used to take care of rental property for a friend of mine. Laminate is good but you can clean or replace tile easier then any other flooring. Tenants can find a way to ruin even the toughest of flooring or anything else for that matter.



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