multifamily carpet

What is the best replacement carpet, regarding reducing replacement schedule?

I have been using a 24 oz. nylon saxony with stain guard. Property Management has been replacing a lot. How about solution dyed?

How about polyester? Has the new P.E.T. product held up?

Is there a better edge molding at hard floor intersection?

Help!

Bob,

Before I put my two cents into this what part of the country do you live in? Which flooring is best? Part of the answer depends on use, weather and location. I have seen a lot of money spent on carpeting in the multifamily industry. There is always a balance between initial costs and longevity. So, I will give my two cents when I know the part of the country you are in because you may have some other alternatives.

Here, we have switched to all vinyl plank flooring instead of carpets. This is being done on full rehabs. I do a full paint, add new appliances, even faucets and sinks if they are shabby. Then we lay down vinyl plank flooring and keep 10% extra noted to which unit it goes in for repairs. Repairs are a snap on this. We have said a happy goodbye to carpet.

We love it, the tenants love it. And it looks great and is very long lasting, repairable, and makes your units look up to the times. Look at Konnecto or Allure for a great product. Lots of colors but we chose one and stick to it throughout.

I'm feeling this Saturday morning, so could you answer a couple of questions? - who is your supplier? Does your Make-Ready team lay the floor or do you have a contractor do the work?

Glad to oblige!

We are doing the vinyl plank on full rehabs for now, but I am considering doing all units on each turn. Our units are approaching 15 years. As we rehab, we are doing a full rework. I personally do the painting. I have an airless set up, and it works for me well. Actually, I am on my second airless now. I do a full tear down, pulling locks and hardware, plates, and masking cabinets, pulling fans and light fixtures. Anything shabby or dated goes. After painting, I rebuild the unit, replacing appliances, hardware, fans/lights and faucets where ever needed. I update fixtures and kitchen/bath accessories at this time. When this is done, I bring in my son in law who has his own flooring and tile business, and we jerk all carpet, and level the floor with a skim coating. I leave while he lays the vinyl plank flooring.
When he is done, I return and fill and paint the quarter round he puts down finishing the flooring. A general cleaning and the unit is ready. Time spent average 4-5 days. A typical rehab runs around $6,000.00 in materials and the floor bid, and does not count my own labor.

At this time, I prefer new vinyl plank on full rehabs, but would be willing to install on a quicker turn as well. The upgrade I described is amazing!!

The vinyl, installed in a 900 sq ft unit runs around $3,000.00 our cost.

Is the vinyl plank flooring you are using the glue-down or click and lock?

We started using "Luxury Vinyl Plank" in the Charlotte, NC area, because of all of the stains (especially red drink stains) that we just couldn't get out now matter what quality of carpeting we use.

It is expensive, but has a 10-year commercial warranty. For example, I was paying $275 to replace carpet and pad in the living room of my townhouses. This stuff is $600 installed. We still put carpet in the bedrooms, which costs about $625 for my townhouses. They have a total of $986 square feet.

The tenants love the stuff and it's easy to repair.

We are in an area where residents drink a lot of red drinks and milkshakes. I still can't figure out how they spill it with so many cup options out there.

I'm replacing more carpet due to pet urine, than anything else. To get the tenants we want, we have to be pet friendly.

Sandy,

I have used both glue down and strip lock. The Konnecto brand is strip lock and I think it is best both to install and for repairs. The glue is expensive and unless your as skilled as my son in law, it is a mess to deal with. You can repair glue down but your going to work hard doing it. I am specifying Konnecto in all units now. Order one color, and 10% extra on a job to mark back for any repairs. But stop getting the extra after about three units or you will accumulate way too much.
The Konnecto is nearly water proof. We haven't scratched any yet, but you find the occasional bad piece in a box, and might not see it until it is laid. Yes, it has a high cost to carpet, but I am thinking it's going to be a long run pay off. I supply felt pads to a new tenant to go under their furniture. It is extremely easy to clean, works in bathrooms well. Another brand is Home Depot "Traffic Master Allure". You need not buy the highest priced as the mid range is about as good. On the non-glue, I have had one or two pop ups, but you can get a strip lock glue re activator and it goes right back down for good!!

Thanks for your responses!

thanks for this discussion good food for thought.

Hard surface floor is the way to go. You need a multi turn solution in
Order to cut turn costs and down time. Vinyl plank is a good choice.
Second floors on wood are tough. We use Sherwin Williams Floorind
For any carpet.

We use Regent Park II by Mohawk. I have been truely impressed with this carpet. We've done the bleach test, red wine, mustard, etc. So far all have come up. Recently we cleaned an occupied unit that had blood stains on the floor (resident has bad nose bleeds); came out lookin like new.