UPGRADING ON A BUDGET!

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10 years 6 months ago #13740 by Sandy Martin
I have noticed a lot of "Upgrades" being advertised in my market area on Craigslist. They really should be advertising "updates" because I am not seeing granite countertops, stainless steel appliances or wood floors.

I want to update my apartments as much as possible within a very small budget. I've been painting old dark wood cabinets white for awhile, but still have old ivory ceramic knobs. We put a new paint finish on the old countertops that usually has to be redone when the tenant moves out ($140). The walls are being painted with Sherwin Wiliams "Macadamia," a nice tan with white trim.

I found some curved shower rods on Ebay for $20 and I am adding a shower massage for about $15. Lowes has a new 2" blind that is heavier that the plastic mini blinds, but not as tough as the $32 faux wood blinds HD Supply has in the size I need.

I would love to put in a nice ceiling fan in the master bedroom and some new light fixtures.I found a vanity light from a supply company that's brushed nickel with frosted globs. It's very pretty. Only $28. We still have some hall and kitchen lights from the early 80's that are UGLY!!

Nearly all apartments had the 3-light brass chandelier in the kitchen so I have been painting them black and putting frosted bulbs on it. It looks a lot better, but still a bit dated.

We tried putting in programmable thermostats, but most residents don't use it.

If I had about $250 to invest in updates, where to you think the money would be best spent?
10 years 6 months ago #13740 by Sandy Martin
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10 years 6 months ago #13751 by Nate Thomas
Replied by Nate Thomas on topic UPGRADING ON A BUDGET!
Hello Sandy,

I would look or talk to the owners about getting under one umbrella and use the combined purchasing power to get things cheaper. I read Sherwin Williams and I have seen communities going in and buying themselves and getting the paint and carpeting cheap, but it can be gotten even cheaper. One example is check out eSupply Systems. I believe these folks would be able to really assist. I say them because I have experience with them. There are others out there, but I would go for the bigger.

So, then the $250 may not be an issue of deciding what to best spend it on. Is that $250 per unit, or $250 total?
10 years 6 months ago #13751 by Nate Thomas
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10 years 6 months ago #13814 by manuel delacerda
You are on the right track here Sandy. I see you like Faux painting. "Kitchen Cabinets,"on your next unit before painting cabinets, wash them thoroughly with TSP. To give them a wood like appearance, paint them with latex flat beige paint. Next, go to the hardware store and buy a wood graining tool, latex paint conditioner, polyurethane, and a gallon of medium brown flat latex paint. Mix 2 ounces of brown paint with one quart of latex paint conditioner, apply to cabinets in sections, use graining tool to create wood effect. Let it dry about 4hrs - dry weather, humidity takes longer. Next, apply polyurethane with a good quality paint brush, you don't want brush marks,sand lightly with very fine sand paper, apply another coat. You can do the same with counter tops but, you need to protect it with liquid plastic instead of polyurethane. "Light Fixtures," with the same application you get antique fixtures, for this use a brush, sponge, or rag, to create effect. You can use what ever colors you choose for fixtures. With this process you can do doors, baseboards, walls, and where ever your creativity takes you. This project totals to about $125.00, does not include labor. What to do with the remainder $125.00?
10 years 6 months ago #13814 by manuel delacerda
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10 years 6 months ago #13815 by Amanda Truax
Replied by Amanda Truax on topic UPGRADING ON A BUDGET!
Just a few thoughts....

With regard to the shower massage - keep in mind that the cost of the showerhead itself doesn't include the increase in water consumption, unless you find a low-flow one. That update may end up costing you more on the operations side.

Are you painting the cabinets & countertops, or having an epoxy refinish done? You may find that replacing the countertops is just as cheap and lasts a lot longer. Menard's has some VERY inexpensive ones. Your maintenance staff should be able to handle the install. With cabinets, an epoxy finish will last MUCH longer than enamel or latex paint. I've refinished cabinets & countertops, and it's not expensive - depending on the size of the kitchen/bath.

When we have done minor cosmetic updates in some of our older properties, we have typically done the following:

1. New light fixtures throughout
2. New cabinet hardware
3. New doorknobs
4. New medicine cabinets (the old ones were the mirror-box & light bar style...truly ugly)
5. Paint colors

Make sure your metals match throughout the unit - you'd be surprised how much brass/nickel/chrome mismatched in an apartment really detracts from the overall appeal.

It sounds like you are heading in the right direction. Have you asked your residents & prospects what they think? And if you have the ability to do so, buying in bulk - supplies for 5-10 units or more at a time - you should be able to negotiate a discount.
10 years 6 months ago #13815 by Amanda Truax
Anonymous
10 years 6 months ago #13819 by Anonymous
Replied by Anonymous on topic UPGRADING ON A BUDGET!
Are you repainting your counters in house in solid colors?. For those that may not know, you can resurface in a multi color finish, (looks like polished stone) In most cases, cost of a kitchen counter averages about $205.00, finish has a seal coat that is Acrylic, FDA approved for food, and holds up MUCH longer than in house kits. As long as the resents care for them properly you should get about a 10 year life from it. (5 year workmanship warranty) same think can be done to your tubs, surrounds, sinks, fireplace surrounds...etc. on Formica, Porcelain, Fiberglass, Ceramic Tile.

I can recommend a company that does work in the Sacramento, North Bay, Bay Area and south/East Bay in California.
you can shoot me an email if more info info is needed. [email protected]
10 years 6 months ago #13819 by Anonymous
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10 years 5 months ago #13825 by Mindy Sharp
Replied by Mindy Sharp on topic UPGRADING ON A BUDGET!
Question: are you upgrading vacant units and increasing the rents for the new incoming resident, or are you planning to offer upgrades to those renewing residents and charging a tiered price increase, depending on what option package the resident chooses? If you are going to be recouping some of these costs, then it's important to choose upgrades thoughtfully - based on both what the market rent will bear and what the residents want.

I do not like painted countertops. I think they are a waste of money because I have met few renters who will take care of them. Instead I would replace them. Just my two-cents worth on that topic.

1. I love DIGITAL thermostats. They are easy to operate and easy to read, no matter if you have seniors or not.
2. Install new SINGLE LEVER kitchen faucets. It is so much easier to operate single lever faucets for those with arthritis and they look stylish with the pull down sprayer.
3. Paint the kitchen and bath cabinets the same color. The hottest color is not white, although white is better than dated, plain dark ones. My favorite color is Benjamin Moore's "Gettysburg Gray" followed by a lighter shade "Stone Harbor." Try painting the bottom cabinets and the one in the bathroom this and the upper cabinets a white. Remove some doors and introduce open shelving. Replace the solid inner door with a glass insert in those two small ones over the stove.
4. Install new flooring in kitchens and baths. Floating floors are super nice, but if that isn't an option, install a great looking wood=look vinyl. (This is my number one improvement!)
5. Change out the rusted pop up assemblies (my number one Pet Peeve) in sinks and tubs.
6. Install pendant lights and recessed lighting and get rid of ugly lighting - also install under the cabinet task lighting in the kitchens. (This is huge benefit to residents who can now see better to prepare food and leave on at night. Very inexpensive.)
7. Frame flat bathroom mirrors and get rid of ugly medicine cabinets. Install cabinet pull out organizers instead.
8. Install closet organizers and shoe shelves in bedroom closets. :-) I have a lot of shoes and would appreciate this feature a lot.

Let us know what you decided!
10 years 5 months ago #13825 by Mindy Sharp