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The Rental House Project
Old 04-24-2010, 07:45 PM   #1
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The Rental House Project

Thought the "do it yourselfers" might enjoy this. DH and I have been busy fixing up our rental house. So far, we've:

- Had new siding installed
- Demo'ed and upgraded the master bath
- Installed new flooring tile in the dining room/kitchen, and most recently,
- Installed new porcelain tile counter tops to replace the old blue laminate.

In addition to the above, we've repainted everything, installed two new sinks, and done tons of smaller upgrades and repairs.

I ran out of room for pictures, so I'll add the countertop job in a seperate post.

Our next project is adding a garage. That'll be interesting.

Whew!
Attached Images
File Type: jpg Shower.jpg (68.7 KB, 10 views)
File Type: jpg Vanity.jpg (99.7 KB, 8 views)
File Type: jpg Bath Tile.JPG (449.1 KB, 12 views)
File Type: jpg P1010080.JPG (458.8 KB, 9 views)
File Type: jpg P1010117.JPG (468.5 KB, 15 views)
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Old 04-24-2010, 07:47 PM   #2
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Here is the countertop job:
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File Type: jpg Counter Project1.JPG (414.9 KB, 11 views)
File Type: jpg Counter Project2.JPG (430.6 KB, 7 views)
File Type: jpg Counter Project5.JPG (410.4 KB, 6 views)
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Old 04-24-2010, 08:10 PM   #3
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nice job... you will never lose money upgrading a rent house in my opinion...
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Old 04-24-2010, 10:42 PM   #4
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A nice small house! All it needs now is a garage for an RV.
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Old 04-25-2010, 12:08 AM   #5
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A nice small house! All it needs now is a garage for an RV.
All it needs now is a tenant! When are you adding one?
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Old 04-25-2010, 08:01 AM   #6
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What do you expect the ROI from your improvements to be?
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Old 04-25-2010, 08:06 AM   #7
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Very nice work Purron. Did you and DH do all the labor yourselves?
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Old 04-25-2010, 09:22 AM   #8
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With the exception of the new siding, DH and I did all the labor ourselves. I have no idea what the ROI will be, but know after being rented for nearly 12 years, the place really needed sprucing up. The rental is on two acres of land. It's near the Dulles Airport high tech corridor and is about 24 miles from DC, so even in this market; we anticipate it'll hold its value. We thought about tearing the house down and building a bigger one on the lot but decided against it. This area is saturated with McMansions and smaller, modest homes are more in demand. Subdividing the lot is not an option due to zoning restrictions.

We're holding off on new renters for now. The plan is to move into the rental and fix up the house we're currently living in. It's only 8 miles away, so not a big move. Our current home needs paint, carpet, new appliances, countertops and windows. Neither DH nor I want to live through a renovation project.

Once our main home is fixed up, we plan to sell one or the other. The local market's good now, but as we all know, may falter again once the buyer incentives expire. If selling doesn't work out, we'll go back into the landlord business.
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Old 04-25-2010, 09:31 AM   #9
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If DH and I are ever in the position of needing a rental near DC, I know who I'm calling. That house looks so comfortable, Purron. Wow, what a big lot, too.
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Old 04-25-2010, 10:00 AM   #10
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That looks like a sweet little retirement house. I think I'd live in it and sell the other one. Build a nice garage next to it, and you're good to go. Very nice work on the interior renovation.
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Old 04-25-2010, 10:16 AM   #11
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I really like how you did the back splash in the kitchen.
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Old 04-25-2010, 10:33 AM   #12
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Look! Down the road, here comes the HGTV crew! Love these kinds of make-overs. Sounds like a perfect plan, and most importantly there's plenty of space for cat(s).
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Old 04-25-2010, 10:39 AM   #13
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A few more pics of the project:

- Siding job from the back of the house
- Refinished wood floors
- Close up of new kitchen/dining room tile

We may decide to stay in the little place, but it really depends on which house will be easier to sell. It's about half the size our current place so we'll be "de-junking" big time. Not a bad thing since we have way too much stuff.
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File Type: jpg Back view completed.JPG (414.8 KB, 6 views)
File Type: jpg Floor refinish 1.JPG (446.1 KB, 1 views)
File Type: jpg P1010118.JPG (467.9 KB, 1 views)
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Old 04-25-2010, 01:18 PM   #14
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We may decide to stay in the little place, but it really depends on which house will be easier to sell. It's about half the size our current place so we'll be "de-junking" big time. Not a bad thing since we have way too much stuff.
It's a delightful little house! You are in a great position. Escaping living through a renovation is worth a lot and at the end of it you will have two excellent homes to choose from, with the prospect of a large cash inflow.
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Old 04-25-2010, 02:01 PM   #15
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What a great job you did ! That house is perfect !
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Old 04-25-2010, 02:27 PM   #16
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Look! Down the road, here comes the HGTV crew! Love these kinds of make-overs. Sounds like a perfect plan, and most importantly there's plenty of space for cat(s).
Naturally, the cats will make the final decision. After all, we exist for their comfort and convenience.
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Old 04-25-2010, 04:28 PM   #17
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I absolutely love that house! Y'all have done a fabulous job!

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Our next project is adding a garage. That'll be interesting. Whew!
Uh oh...
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Old 04-25-2010, 04:40 PM   #18
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I absolutely love that house! Y'all have done a fabulous job!


Uh oh...
I love it when say "y'all" And yeah, "Fluff Cat" is a good representation of the potential hassle of building a garage. We'll hire someone for the main work and finish it ourselves. I'm thinking living in a much smaller place means DH needs space outside the house, so we're thinking a big garage with lots of space for his junk stuff. Oh, and an extra fridge for brews so he won't have to come inside when he's goofing off working out there.
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Old 04-26-2010, 01:25 AM   #19
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Great job, Purron and DH! Very well done.
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Old 04-27-2010, 09:24 PM   #20
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Great job. I would want to downsize to a smaller place. That house looks perfect. My DH would want a 3 car garage and it would be absolutely perfect. Love the setting.
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