All Topics / Value Adding / Timber flooring questions.

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  • Profile photo of overuleoverule
    Member
    @overule
    Join Date: 2010
    Post Count: 7

    Hi,

    I am very new to all these so please bear with me.

    Currently, i have purchased a 4×2 property in Kenwick, WA and wants to rent it out asap.
    Due to the conditions of the old carpets in two of the bedrooms.

    I have decided to replace them with timber flooring or bamboo flooring,etc?

    Which material do you guys recommend especially, I want something that looks good with reasonable costs.
    Remember, I am renting this property out.

    Can you recommend a shop or tradesman that you guys use?

    Cheers.

    Profile photo of LalibellaLalibella
    Participant
    @lalibella
    Join Date: 2007
    Post Count: 116

    Hi, having being bitten before by a slacker rent slob in the past I would be very reluctant to put down floor boards in a rental. Cant beat rental grade carpet. Down in no time, hides everything and looks great. I'm sure there is  better depreciation with carpet as well.

    Profile photo of DWolfeDWolfe
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    @dwolfe
    Join Date: 2009
    Post Count: 1,253

    What is the property like? Are we talking better than average sort of area? Are the renters more of a corporate mob?

    If not maybe go with laminate flooring with a timber veneer. It'll wear a bit better, wont cost as much. i would only put floorboards in if there was going to be a return on it eg better rent or if people in that area expected it. I wouldn't put boards in bedrooms as your market with that size is family and families wont love the extra noise and the dust bunnies. Also for little kids carpet in bedrooms is better for crawlers and toddlers. For bedrooms a neutral textured carpet is good, wont show dirt will wear better. I would get some nice cheap builders grade or rental grade done.

    D

    DWolfe | www.homestagers.com.au
    http://www.homestagers.com.au
    Email Me

    Profile photo of overuleoverule
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    @overule
    Join Date: 2010
    Post Count: 7

    Thanks all for the advice.

    My property is average looking. I will give what the market wants.
    Still deciding on at the moment.

    Profile photo of overuleoverule
    Member
    @overule
    Join Date: 2010
    Post Count: 7

    So do you guys think it's better for me to go with the carpet options when renting out?

    Profile photo of DWolfeDWolfe
    Participant
    @dwolfe
    Join Date: 2009
    Post Count: 1,253

    Carpet! Head down to carpet choice or whatever and ask to see the builders range. 14-16 bucks per meter. Done and dusted. There is cheaper but don't go too cheap (no carpet squares!)

    D

    DWolfe | www.homestagers.com.au
    http://www.homestagers.com.au
    Email Me

    Profile photo of urbanedgeurbanedge
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    @urbanedge
    Join Date: 2010
    Post Count: 34
    overule wrote:
    So do you guys think it's better for me to go with the carpet options when renting out?

    hmm.. regarding that matter overule, you can go with the carpet option.. there's nothing wrong with that, i guess..;)

    Profile photo of timbo.timbo.
    Member
    @timbo.
    Join Date: 2007
    Post Count: 18

    I put bamboo flooring in my PPOR less than one year ago.
    It looks fantastic and I love the fact that it is as hard wearing if not more so than hardwood, but because bamboo is a grass is quick to grow and sustainable.

    However, I WOULD NOT recommend you use this for an IP as it would be hard to maintain.
    Already we are noticing scratches (little ones) on the surface and we are more careful than renters would be.

    Profile photo of overuleoverule
    Member
    @overule
    Join Date: 2010
    Post Count: 7

    Or is it better if it go with the clipping-board?
    I heard it looks good and easy to install as well.

    Profile photo of urbanedgeurbanedge
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    @urbanedge
    Join Date: 2010
    Post Count: 34
    overule wrote:
    Or is it better if it go with the clipping-board?
    I heard it looks good and easy to install as well.

    hmmm..it's your choice overule..;)

    Profile photo of mickjohnmickjohn
    Member
    @mickjohn
    Join Date: 2007
    Post Count: 78

    I have wooden floors in my unit(that i am the tenant for)…………. They are no good. It is a new executive style unit with  many good finishes however….

    This place and the boards is only about 13 months old and the boards are curling up and separating in many places. I am planning to renovate(IP) and was planning to use floorboards, but I dont think I will now unless i get an awesome warrantee from a solid company.  I am in WA and i dont think we see the humidity that places in QLD/NT see either, So i dont think that is a factor.

    These floors will need to be replaced, as the floors next door were 6 months ago.

    Maybe tiles and carpets or laminate. I have never had a prob with these either where I rent or own.

    Good luck

    Profile photo of NBSNBS
    Member
    @nbs
    Join Date: 2010
    Post Count: 60

    Look up timber flooring and you will find a link for products in WA and you will be able to get advise based of products suitable to your needs. Be aware not all timber flooring is the same and just to get the cheapest (not saying that's your intention) may not be the most cost efficient approach as the saying goes "you get what you pay for"

    Some things to consider= Climate, air conditioning, installation, moisture content of say concrete if laying direct), product selection, maintenance, hardness of flooring, future sanding (how many before problems appear). 
     
    I would prefer to talk to a specialist who deal only in timber flooring not a carpet salesman (no offence meant to carpet salesman) as I feel I want a product to last for many many years even in a rental.

    Just my 2 cents worth. Would like to see photos of your renovations, good luck.
     
    Brian

    Profile photo of Emily123Emily123
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    @emily123
    Join Date: 2009
    Post Count: 3

    Tiles are a great choice
    both water and hot iron resistant !

    Profile photo of Eco BuilderEco Builder
    Member
    @eco-builder
    Join Date: 2008
    Post Count: 47

    Do NOT install "Clip Boards"
    These are known as a "Floating Floor" and although they initially look great and are cheap, your tenants will wreck hem within the first 6 months- Guaranteed.
    The issue with these boards is that they don't accept water at all. None. Nada. Zip
    we lay 1000's of sqm of flooring every year, and floating floors are great for commercial areas, shops offices etc, but not for residential.

    Solid timber and my favourite Bamboo, look great and wear considerably well, however, they will be expensive to lay, especially if they are going down on a slab (Assuming you have a slab).

    As much as i hate carpet, this is he cheapest option, or ceramic tiling.
    Carpet can be laid in a day and is very cost effective, whereas the tiles will take up to a week for a full house.

    Hope this helps you make an informed decision

    Profile photo of overuleoverule
    Member
    @overule
    Join Date: 2010
    Post Count: 7

    Just an update,

    I have replaced the two bedrooms with laminate flooring.

    Rented out very quickly.

    Purchase price: $342,000
    Rent: $370 per week

    How does that sounds?

    Profile photo of CazziePCazzieP
    Participant
    @cazziep
    Join Date: 2009
    Post Count: 24

    Just my 2 cents worth on "wood" flooring.

    We had the floors in our own home covered with the vinyl strips that look like wood but are less noisy than laminate or floorboards. They are warm and soft under foot and very hard wearing, also water proof, and look great. Cost less than a similarly durable carpet and damage is easily replaced by the strip (buy an extra pack in case your colour is discontinued). Would have been easy to DIY but we had a guy come in and do it in half a day after we prepared the concrete floors for him. Forget the trade name but we got them at Carpet Choice.

    Profile photo of Ol PaintingOl Painting
    Member
    @ol-painting
    Join Date: 2003
    Post Count: 123

    If it’s rental – put carpet (or vynal)!
    The simple reason is:

    It is a tenant’s responsibility to maintain carpet and leave clean when they move. So most of tenant care note to put stains. If they don’t – you are holding their bond (same applies to vinyl and they look gorgeous these days!)

    Scratches on a timber floor (and they are inevitable) counts as a wear’n’tear. So most of tenants don’t care about much. Any repairs will be done our of your pocket.

    Profile photo of blackhotelblackhotel
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    @blackhotel
    Join Date: 2010
    Post Count: 140

    $342K PP, Rent $370pw, negative cashflow!!!!
    I would NEVER, NEVER put wooden floors in a rental. As Lesia pointed out, tenants won't fix damage as they consider it normal wear & tear.  If you were to flip the property then wood floors look great. I put cheap carpet in my rentals. If and when I decide to sell then I will put wooden floors in.

    Profile photo of overuleoverule
    Member
    @overule
    Join Date: 2010
    Post Count: 7
    blackhotel wrote:
    $342K PP, Rent $370pw, negative cashflow!!!!

    No, this is a positive cashflow property. I paid a large deposit.

    Yes, i agree. Probably carpet is a better option.

    Profile photo of amsaini15amsaini15
    Participant
    @amsaini15
    Join Date: 2009
    Post Count: 64

    Not sure why you paid large deposit for investment property. you should have saved your deposit and let the property be negatively geared. I am new to all this but this is what I learned so far. To have 100% loan to make it negatively geared for claiming. What do you say guys?

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