I have a condo that could use some upgrading (with the goal of increasing the rent). Bought for $50k in 2009. An identical unit just sold for $197k.

The cabinets in my unit look to be original, from the '70s. They are very flimsy and cheap pressed board. Some drawers won't open without lots of force. They look ugly. The countertops are also old and beaten up. The refrigerator (new when I bought the unit, put in by the previous owner to sell) is in good shape, but it is too big - the door only opens half way.

If I had to sell it, or if I just wanted to because of its current value, I am sure that I would lose many thousands compared to the unit that just sold, that was recently updated. I rent it for $1125, which is well below market value. I tend to stay a bit below market, so that I have my choice of tenants. But because of the kitchen (and a few other fixes), I am about $400 below market. If I updated the kitchen and fixed a few other minor things, I could easily get $1400 - $1500 per month.

I am not talking about going whole hog to a gourmet kitchen. Rather, I need to find someone who would be wiling to use the Habitat for Humanity Re-Store (extras, donated by contractors that sell for 25% - 50% of retail).. I also want to re-arrange the kitchen space so that the fridge door can open, or get a new fridge.

My question is, what should I do with the counters. What material. Consider that this is a rental. However, would I be better off getting granite? There isn't a ton of counter space, so it won't be that expensive. Is granite fairly durable, so that they cannot hurt it? If so, I may just get that now, so if I chose to sell one day the kitchen will be ready. Or should I just get the standard laminate countertops, assuming that the tenants will ruin them, so that I will need to replace if the day comes that I choose to sell?

Thanks.

I recently put in quartz, which worked out very well.

Granite is going out of style, engineered materials are better, but expensive. I like laminate. I know people look down on it, but it comes in all sorts of designs and they can do lots of edges now that don't show the dark seam. I have a textured laminate on my wall cabinets that looks like concrete and a stone look on my huge island. People keep asking what kind of stone and are surprised when I say it is laminate. It cleans easily and doesn't stain. Now it isn't heat proof or cut proof, but I never had a problem with that. But the cost is a big plus too.

I would recommend a matte finish if you have a choice. The shiny does wear a bit if you use one section a lot you can see it.

Robert, Ontario. I would never use tile for a countertop. I’ve had tile for a countertop and it is not user friendly.

"If I had to sell it, I would lose thousands" vs "Consider that this is a rental." Those are two different standards with two different audiences. Pick the one that applies to your current situation. Trends will change in two, five, ten years-- so if it's going to be a rental, avoid overimprovement-- unless what would otherwise be considered overimprovement can (a) be cared for and appreciated properly by those in your tenant pool; (b) it's expected by those in your tenant pool; and (c) the difference in cost will be made up in the additional rent the presence of those improvements bring in. If a new kitchen really does represent an extra $3600-$4800 in rent per year, then don't cheap out with recycled cabinetry. For something that takes as much stress and daily use as a kitchen, you'll want to find some other corner to cut. Even me, with my $500/mo rentals, I have good, affordable results with the unfinished alder cabinetry from Seconds and Surplus, and if I was willing to pay a bit more, I could get into custom cabinetry territory from my local carpenter/cabinetmakers.

Would you pay $197k for your unit if you were looking to buy in your complex? Most likely not. What if you up dated and did a 1031 exchange to another unit or house in the area?.

$400 below market x 12 = $4,800 lost per year over the last several years.

Updated the kitchen and fixed a few other minor things, You may get $1400 - $1500 per month maybe more. And paint the unit installed the same flooring through out because your existing floor is outdated most likely. check out Cali bamboo at Lowes. Some kitchen cabinets look cheap that looks like the finish is contact paper. Shaker style cabinets look to be the in thing. However flat panel are nice look too. Also consider up dating the vanities too.

Does the kitchen, dining room and living room feel compartmentalized. You may want to remove a wall or two and install an island.

Countertop choices: laminate looks like granite. Then when you decide to sell the unit install quartz. Quartz is more the countertop of choice over granite.

Is granite fairly durable, so that they cannot hurt it? There is no guarantee that a tenant will not damage a granite or quartz counter top. Go with a nice laminate IF you plan to rent it.

One rule of thumb, tenants destroy things and us landlords can do little to stop them! Instead of spending $10,000 to upgrade a kitchen for a "rental", I would just give the kitchen a "face lift" not "replacing".

For example I have dozens of rentals that could use a nice new kitchen. In one apartment building I replaced all of the kitchen cabinets, counters, back splash and appliances. Within 10 years that new kitchen looked "old" used and on life support.

In another property a few blocks away I just gave the kitchen's a face lift. I sanded and the cabinets. Installed molding on the cabinet doors and drawers give them a dimension. Gave them a quality paint job. Installed painted inside and outside of the cabinets and drawers. A new counter top, butcher block or tile and new sink. Those kitchens look used but are still rent-able. When a tenant leaves I can "touch up the painted surface" or sand the counters for the next tenant.

Just my 2cents... If you are putting in used cabinets don't spend the money on granite counter tops. Formica that looks like granite will be just fine. Also raise your rents the reason you give for being under market is nonsense. When this person moves, put in your kitchen, get market rent, your have even better choice of applications than you think you are getting now. Sounds like you made a great buy when you purchased this condo!

They tell me that quartz is the most durable of all materials, impervious to scratches, heat, chipping, also staining, doesn't require sealing or any maintenance at all.

For a rental,unless this is a B+ to A level rental, quartz is too expensive to install. The laminate these days are very good looking--hard to tell the diff unless you get up close--but still very inexpensive. I put a granite-look laminate with a fancy edge in my C+ rental before I sold it. I only refaced the kit cabs and painted them, but the counter looked so good it didn't matter. I also put a marble-look laminate on the bathroom vanity, and a real piece of marble on the tub/shwr windowsill. The purchasers were 'wowed' and felt they were getting a very high end home for the money.

you say the cabinets are cheap, flimsy and from the 70's........I would replace with all wood. The off the shelf cabinets at HD dont last long.

Regarding the counters............if the competition uses granite or quartz, then I would reluctantly consider it. Granite needs to be resealed occasionally which the tenants wont do. But quartz and other man made materials can be chipped, burnt, stained broken, cracked......they are not idiot proof. But you can collect a damage deposit...we cant, so maybe the risk is acceptable to you.

It depends on the cabinet quality you put in. If you go lower end or the seconds, then I would pass on granite. BC the granite will have to be ripped out sooner than later to replace lower quality cabinets.

Someone else on this site mentioned HDSupply.com for kitchen cabinets. They said they were reasonable and better quality than Home Depot.