In the book "Section 8 Bible, Vol 1" the author has a long list of "don't fix it...eliminate it!" items. His reason is tenants rarely care for these items properly, they don't bring in any extra rent, and they're a constant source of headaches.

I can't recall for sure if he included bathroom linen closet doors, but I'm adding that to my list. This last turnover a tenant must have noticed that the door was "dragging" the floor a little (I saw some minor scuffs on the Allure), but rather than letting me know so we could trim the door flush, they smashed the door shut until the hinge split off the door.

$20 for a used hollow core door from Habitat Restore, if I could find one that's roughly the right size. $60 for a new slab that would have to be cut to size from a big box store. An hour for me or my handyman to pick up, deliver, and install, so figure $40.

Nah... don't fix it: eliminate it! I told handyman to take it off and trash it. Next tenant will get to look at their pretty towel while they do their business.

I do the same with garbage disposals, outside water spigots, sliding closet doors, dishwashers, etc. Remember, this is Class C, folks. My vacancy rate is under 3%.

Sprayers on kitchen faucets.

Here's an other (partial) list of eliminators from Joe Neilson:

1) Carpet is out - Hardwood is "in"

2) Storm doors

3) Dishwasher/microwave/garbage disposal

4) Central air

5) Regular ($5) battery-operated smoke detectors

6) Ceiling fans

7) Drop ceilings

8) Trees, bushes, shrubs

9) Gas stoves, gas hot water heaters

"Regular ($5) battery-operated smoke detectors"

" Gas stoves, gas hot water heaters"

I’m exclusively installing the 10 yr detectors. I make sure to tell the tenant there is NO battery to change or pull out, it is a sealed unit.

Me just delete garbage disposals and sink faucet sprayers.

Not worth the problems and no one seems to care when we show the places.

Most of ours benefit a lot from some landscaping. Rock quarry in my town and river rock cheap. About 20 for as much as can get on a pickup truck. So small rock as mulch with landscaping block boarder. Plastic under rock and dirt sloped to run away from house.

Also handles the water and does not erode the ground when we can now delete the gutters on the house.

Ceiling fans we install in most. They look nice for new tenants. But explain and in lease. If they go bad during the lease period. We will only replace with a ceiling light.

Some tenants no problems with them. Others I know is from abuse. Blades bent if and when they clean. So starts to wobble.

David...Barb explained it best: the new 10 year "sealed" detectors have batteries that tenants cannot take out an use in their kids' today, and since they last 10 years they don't start the annoying "chirp" when the battery runs low that causes lazy/cheapskate tenants to just disable the detector. Basically, they're tamper-proof, unless the tenant simply takes them down. I think they run about $30, and over the course of 10 years that should be worth it by saving on the missing 9V batteries alone! Plus some city have building codes that now require either hard-wired of the 10-year detectors. They're sort of like LED light bulbs...here to stay.

I agree on the gas stove thing. I'd have to have other reasons vs just eliminating, like I'm upgrading the panel to begin with, which in my town requires permits, hard-wire smoke detectors (so much for my 10-year one, eh?), etc. My electrician only charges an extra $100-$150 to run a 220V line when doing a city code mandated upgrade, so why not? I usually provide used stoves, and used gas stoves are harder to find, cost more, and tenants seem to break them more often vs. electric. So that one's a toss up. If I'm upgrading the electric system: I'd do it. Otherwise, stick with gas.

Bedroom door knobs that require a tool or toothpick to unlock from hallway side when toddler locks them self in, crying too much to figure out how to get out.

Electric not water recovers a little slower which reduces extra people coming over for bathtub laundry or showers, and they do not blow out in wind orweekends.

Electric stoves are easier to fix pull a burner that works and trade it with a dead one, either a 20bux burner or a 40bux control.

David, I supply a shower curtain for the first few nights. I tell them they can replace, let me pick the one I supplied at their leisure. I am with you on no shower doors. Blech! who wants to clean around those? Or, try bathing the kiddos with those glass doors in the way? Double-blech!!

That’s something to think about. I have heard others change out toilet seats at every turn over as well. I really don’t like things piling up in landfills, so, I use reusable when possible. But, I see your point. I buy a fabric curtain that can be washed. Single layer of fabric, not the liner/ curtain type,. ( Menards, if anyone is curious.)

My current one is pale blue, white plastic rings ( the rings don’t have to come off for the ride in the washer. Easy-peasy to clean. Just slide off of tension rod, pop in washer, hang back up. Done.) But, maybe I should switch to white color so I could add bleach to the wash between tenants.

I put up a Dollar Tree shower curtain and tell the tenant they should install a better one quickly. Had too many of them decide to shower without a curtain in place at all, and make a huge mess. The cheap one helps contain the water at least a bit.

Storm doors for all classes.

shower curtains, don't provide. Let the tenant.

Thanks for all the feedback everyone!

Roy, you hit the nail on the head with windows. I've had several folks complain about "drafty old windows". Rather than simply roll up an old towel, blanket, or sweatshirt like my family did when I was young, I think they want me to put in gigantic (72 inch!) brand new double pane low-e windows!

It costs me $400-$500 to have a new medium size, double-pane window professional installed . I can't imagine the (mostly labor) cost of installing vinyl, framing out , installing drywall , and painting would be significantly less.

Sid,

The Section 8 Bible gives some basic 'instructions' on how to remove old windows and then add some 2x4 studs with plywood nailed to both sides. I prefer drywall on the inside though which does look better. You could add some insulation between the studs but if the rest of the house does not have wall insulation, then it may be just a waste of money in buying new insulation.

My wouldn't let us opt-out of the section 8 program, even when a tenant moved on. This was for around a 4 year period. So since I had to re-rent a 2 bedroom unit to Section 8 tenants, this is what I did:

1) Removed my glass tub enclosure and glass shower doors and replaced them with curtains.

2) Removed my vanity sink cabinets and replaced them with wall mounted sinks -- no storage/junk underneath.

3) Removed the garbage disposal and replaced it with a removable sink strainer basket.

4) Removed my window air conditioners in the two bedrooms and left one coming through the living room wall.

5) Removed all fancy light fixtures and replaced them with simple socket with LED bulbs. No glass coverings to loose or break.

6) Removed all window coverings, they break them anyways and just installed simple hooks and rods. They can supply their own curtains.

7) Did not provide them with an outside storage locker.

8) Charged them $100 for each garage remote.

9) Charged them $50 for each lost security door Medico Key.

10) Installed super low flow faucet aerators, shower heads and fixtures.

11) No appliances. Not free standing stove or refrigerator.

12) Paint was a washable type/finish.

13) Laminate flooring, not hardwood or carpet.

14) Commercial tiles in the kitchen

15) Removed closet doors and hung curtains instead.

Put all of he normal stuff in my storage room, 20' x 30', lots of space.

Had no trouble renting it. Tenant couldn't complain about broken appliances, doors not working, blinds coming down, etc.

Sid:

...Rather than simply roll up an old towel, blanket, or sweatshirt like my family did when I was young, ...

Remote garage door openers, they just fill the garage with junk anyway.

Chain link rather than wood fences.

...Add drywall panel... cover with cork board for a dart board...

Storm doors, double sinks in the kitchen (more parts to knock loose), and I'm tempted to not have bathroom amenities. I did discover Costco makes an excellent bathroom set with awesome wall anchors. I got rid of a shower door when I did a make over, but I saved it. Have had a few tenants that can't keep the water in the tub w/ a shower curtain. I get those stick on triangles that are supposed to help but next time I have a sloppy shower tenant they are getting the doors I removed. At least in a unit where the floor isn't shot. I don't think in NY I could not provide a stove but that would be high on the list. With all the fried food they cook, just filthy. If you let them bring in appliances, isn't there damage from that too? Next in my list is any kind of finished floor lol. Last year a tenant did a number on brand new vct tile.. I don't think I'd cover up windows even though broken ones are an issue. My units are better class c, and I've been putting in doorbells where it's easy to find again. Also think a kitchen faucet spigot is something better tenets notice.

Funny list. When we buy a new place, we immediately install, rather than remove:

1) Ceiling Fans

2) Microwaves over the stove

3) New Curved shower curtain rod and new $10 shower curtain

4) Handheld shower wand

5) New kitchen faucets with sprayers

All the no-no's.

Ray-N-Pa,