Rental Property Flooring

Wood Vinyl Planking Options
Wood Vinyl Planking Options

Choosing the best type of rental property flooring can be challenging because there are many factors to consider, from cost to durability and beyond. When trying to decide whether to install either vinyl plank flooring or carpet in a rental property, it’s important to first look at the pros and cons of both flooring types. Both vinyl plank flooring and carpet offer many benefits, but they both have several drawbacks as well. Once you have the information you need about both flooring types, you can more easily make the right decision for each individual rental property.

Vinyl plank flooring is vinyl flooring designed to resemble a hardwood floor. The vinyl pieces even come in planks, just like hardwood does, and is available in a wide range of colors and styles. For property owners seeking to upgrade the overall look and feel of a rental home, vinyl plank flooring can be an affordable option with aesthetically pleasing results. Vinyl plank flooring can be a good choice for a rental home because it is water resistant, easy to clean, and long-lasting. Many kinds of vinyl plank are backed with a felt product, resulting in a softer floor with more give. This makes a vinyl plank floor easier to walk and stand on, as well as making objects less likely to break if dropped on the floor.  Additionally, during the hot Phoenix summers vinyl can be cooling.

Along with these benefits, however, there are some drawbacks to vinyl plank flooring. It does tend to cost more than a basic carpet, especially because it may require professional installation. What is more, vinyl can be gouged or scuffed by heavy furniture or other objects, permanently marring the overall appearance of the floor. Finally, it’s important to note that vinyl plank flooring does not typically add to the overall value of your property in any significant way, unlike hardwood floors, which do usually offer an increase in resale value.

Carpet, on the other hand, is the standard flooring choice for the vast majority of rental homes. This is largely because it is relatively affordable and comes in many different colors and styles. Renters may expect to have carpet on at least some of the rental home’s floors, creating a stronger appeal for certain individuals.

However, carpet does have a few disadvantages as well. Carpets are far more likely to stain and show wear faster.  Additionally, stained carpet can significantly impede your ability to rent your property for the highest possible rate, and may have a negative impact on your property value as well. Carpets also tend to become saturated with certain odors like cigarette smoke or pet odors, making them difficult to fully clean and sanitize. Carpets in a rental home will usually need to be replaced more often that vinyl plank flooring, about every 5 years or even sooner if subjected to heavy use.

Choosing between vinyl plank flooring and carpet for your rental property can be a challenge, but not if you have the right information and industry experts on your side. Knowing which flooring type is the best option for your particular situation can help you keep your profits high and property values growing year after year. At Real Property Management Phoenix Valley, we can help with that. Our professionals can help you plan your rental property flooring installation or replacement while ensuring that you achieve the maximum value possible for your investment property.

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Tenant Repairs

To charge the tenant or to not charge the tenant; that is the question!  Recently we had a local appliance company out to a property we manage in Mesa.  The tenant repair issue was a foul smell from the washer.  The invoice came back and said “washer is working well at this time.  Told tenant to run some citric acid through the washer to help with mildew smell”.  We then charged the tenant for their visit.  The tenant was extremely upset and contacted the appliance vendor directly.  After that conversion suddenly a revised estimate appeared.  The new estimate stated that the cost could be up to $500 to repair.    There was no further explanation so we called the company.  They explained that for this tenant repair they would need to take apart the pump to clean out a build up of soap. We questioned how they had arrived at this diagnosis without going back to take the washer apart.  Turns out Real Property Management Phoenix Valley is one of the only property management companies who will hold a tenant responsible for a repair they cause!  According to the appliance company all of the other companies they work with automatically charge the homeowner.  Here are a few examples of repairs that tenants should pay for:

  1. Putting bones and/or other objects down the garbage disposal that causes it to break
  2. Not aligning garage door sensors thereby the door won’t close
  3. Replacing smoke detector batteries
  4. Replacing air filters
  5. Replace light bulbs
  6. Resetting GFCI outlets and or breakers

If you are unsure if a repair is the tenant’s responsibility you can refer to the AZ Landlord Tenant Act.


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Real Property Management Phoenix


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Rental property inspections

Rental Property Inspections

Real Property Management Phoenix Valley has been managing Phoenix rental homes for 14 years.  Through our experience we have created the six successful steps of rental property inspections.  We will share those steps with you in this blog.

Step One: Review your lease agreement.  Note how many occupants should be residing in the home.  List the number of minors vs adults and if there are pets.  Also, make note of the responsibilities.  For example is the tenant responsible for the landscaping?  Who is responsible for the appliances?  Lastly note which appliances belong to you versus the tenants.  All of these notes will make your rental property inspection move smoothly.

Step Two: Use a dedicated inspection form.  Break out the form by room and be sure to include the garage, front & back yards.  The more detailed the form the more thorough the inspection will be.

Step Three: If your tenant is home wear headphones.  Don’t let them distract you from the task at hand.

Step Four: Complete the rental property inspection in an organized manor.  In each room take pictures first and then stop to complete your form.  This will help to make sure you don’t miss anything.

Step Five: Be mindful of things that might be strategically placed to make you miss things.  For example, be sure to move a throw rug even if you just fold it in half because it may reveal stains on the carpet.  Also, try to move back sheets that might be covering up windows because you may find broken blinds underneath.

Step Six: Check ALL ceilings as they may reveal roof and/or plumbing leaks.  Check and change air filters and/or smoke detector batteries if needed.  Check the front AND back of all doors to look for any holes and to see what might be hiding behind the door on the paint and/or baseboard.

For an example of an inspection form please listen to our podcast.

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The Heat is On – What Should You Expect to Pay for A/C Repairs at Your Phoenix Arizona Rental Property

If you own a property in Arizona, you probably know that it gets hot here and that an A/C repair could be a high maintenance cost and affect your bottom line.  Over the last several years, we have seen tons of common problems with A/C units at the properties we manage.  Below are brief descriptions of 5 common issues and their estimated cost to repair.

1. A/C Run Capacitor has failed – There are three main capacitors on most systems. The motor run capacitor, outside fan motor capacitor and indoor blower motor run capacitor. Capacitor failure is by far the most common A/C repair issue and can be repaired for around $200.00 (final price depends on the part quality).

2. Outdoor Fan/Blower Motor Failure – These two failures are the second most common issues. The blower motor is the motor that blows the air for the indoors.  The outdoor fan motor is commonly referred to as the condenser fan and this fan cools the outdoor coil so the refrigerant in the coil can go from a gas to a liquid.  Each of these repairs can be made for anywhere between $350 – $1500.

3. Leaks – There are unfortunately several places where a leak can occur.  Most frequently the leaks occur in the pipes or coils.  Leak detection is tricky and time consuming.  Sometimes, a stop leak product can be added and the unit can be charged and then work successfully.  This type of repair can cost between $300 – $500. Sometimes, however the indoor coil needs to be replaced which can run anywhere from $1000 – $1500 + depending on how much Freon needs to be removed and then added.

4. Compressor failure – This is a costly repair and can run between $1200 – $2000.  Additionally, with this repair it may be best to replace the outdoor condenser if it is compatible with the indoor unit.

5. Full system replacement – this is usually needed when the system is ravaged from theft or if there is a needed repair that is costly and the unit is old.  Full A/C system replacement includes the outside condenser, indoor handler, all parts, refrigerant and installation and ranges from $4000 and up.

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