저자: Kevin/출연:Lauren · 외국인
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임대용 주택 리노베이션 원칙을 설명. 임대 등급(slumlord·sweet spot·over-improvement)을 구분하고, 과잉 투자 대신 적정 품질 자재(LVP, 카펫, 저가형 조명 등) 선택을 권장. 카펫은 수명(약 10년) 기준 보증금 공제 방식 언급. 주식·자산 가격 예측 발언은 없음.
다듬은 글
the last time I made a video at Lowe's the video got over two hundred sixty seven thousand views but some people were a bit upset they didn't quite understand the difference between a noobs and a pro so today I brought Lauren a pro to help me except for clarity today we're going to do a slum Lord verse not and if you're living in your own house or thinking about buying your own house remember you should want to turn it into a rental in the future and follow these principles it's your retirement Laurens a professional property manager and as staging she handles all of our rental properties and well she's gonna clarify whether or not I was being a slumlord or not so hop to it so last time at Lowe's we started here in the hardwood section and I said hey you know what a lot of people they're like oh well I want this three tall in $0.50 hardwood floor I want this hard scape chestnut hey courier I want this for dollar twenty eight cent you know bamboo in my house and all these expensive things or they want porcelain tile and I suggested maybe there are better options the noobs be like I need some hardwood floor because I'm gonna have more wear layers and I'm gonna be able to sand it down the pros be like I'm gonna get this luxury vinyl plank that's waterproof scratch resistant and it's only a buck ninety-eight they'd probably get some coupons on it too so I think is a general statement for really anything when you're dealing with a rental you have to consider its rental grade so you're dealing with flooring bathrooms kitchens whatever it may be there are three levels in my mind of what you should ideally look for in renovating your property to be rental grade there is the below section of rental grade which is your slumlord and you do not want to be that because you don't want to advertise that to people and then good tenants will look at your property and think like oh they did not do a good job at renovating they chose cheap quality crap and I don't want to rent from them because I'm a good tenant and I would rather have something better there is the sweet spot which is a very thin little sliver of a section where it's you have something that is rental grade but it is in and popular and also makes functional sense and then really anything above that you over improving and it's not beneficial to you so don't do that either so there's this tiny little sliver of a sweet spot that you want to strive towards and you know keep in mind every time you spend a dollar you're hoping to at least get like hopefully two dollars back with your rental so keep that in mind when you're looking around Lowe's and how you want to renovate your property because you don't want it over improve and you also don't want to be a slumlord there's a really really good sweet spot that you have to strive towards just for perspective and all-in cost on hardwood floor material and install in California with a contractor doing a great job you're probably somewhere between ten to fourteen dollars per foot you take a porcelain tile like this where the labor is even more intensive you can go between ten to fourteen dollars per foot the material and this can be a little bit of Cheaper obviously the benefit of the porcelain is it tends to last a little longer but it's not as in anymore what do you think Lauren these days I'm honestly kind of against it it's funny because I remember when we bought our first house I thought after we had already installed our flooring and I'm like why didn't we do the porcelain that would have made so much more sense but the luxury vinyl wasn't an in thing back then and I thought this porcelain stuff makes a lot of sense and you know you can just wear and tear it as much as you want it's indestructible and it's great but now I think it's kind of out and I think that the luxury vinyl almost looks more wood like than even the porcelain you're not telling with those grout lines anymore either yeah and the labor significantly less expensive yeah so Lauren over here here's some $3.00 $0.69 luxury vinyl planks I mean these look pretty good what do you think about these it's just unnecessary I mean you can really find a good quality looking and good color for $2 to 250 you don't need to overspend this is an example of something that would be slumlord this is a dollar 68 per square foot and it's an outdated color that's just the bottom line to me as somebody that knows a lot about design I would say that this would be a good suite but this is 248 good color well then if you couple that with the tricks that I use to get 15 to 17 percent off my products when I buy at Lowe's Lowe's becomes a really good place to shop obviously sometimes there are times you want to go shop at a contractor warehouse but I check out the real estate investing course because I talk about exactly how to set up your discount plan with Lowe's and you can also use some of these tricks for Home Depot as well or other contracting companies that might be local to you and remember you can get 22 percent off until September 30th all of the courses now Lauren before I ask you about carpet I want to know what you think about this sometimes when we have a plumbing repair that we have to do in a kitchen under let's say a kitchen sink we might fix the plumbing issue and then there's a little bit of staining or damage left in the actual cabinet now you have a couple options you could tear out the cabinet redo it or you know cut in some new lumber which it can oftentimes be intensive but for fixing little stains and you know little imperfections once the mold is gone once the Plumbing's been fixed what's your take on just using some little linoleum squares little 12 by 12 tiles and kind of making this look nice and finished again I think people were thinking Oh covering up mold no I mean we do that all the time it's funny I mean there are a lot of things that happen under a kitchen sink especially and for discoloration or warping when the mold is completely removed and everything is completely fine I see no problem and having a clean finished look with the little strip of linoleum rather than leaving the wood open even if it's clean and totally fine with lack of mold I think it'd be better to have a little strip of linoleum than having warping or discoloration just for a consistent feel for the tenant to look at yeah I mean you see this under laundry room with cabinets as well where you open them up and people have spilled Clorox and bleach and stuff it's not even a question molt's I don't know I don't think mold close I mean crows on Clorox but you know it's not even a question of that it just creates some staining or some issues that you can easily fix rather than replacing the entire cabinet yeah but what about carpeting because sometimes people are like oh my gosh Kevin you said put carpet in your bedroom sometimes what do you think about carpeting I like carpeting a lot actually because especially if it's just in the bedrooms then the tenant often will either if they're really really good that you take care of the carpet everything is fine or if they damage it then it's out of their security deposit and it's a very very easy just strip the carpet replacement of the carpet rather than this like stripping of this linoleum or or whatever their tile work it's so much more the glue down linoleum or something new gosh it is so much easier and it's actually rare in my experience to actually strip carpet because you know I qualify the tenants and then also with every agreement you have to have professional carpet cleaning so usually that doesn't even come into play but when it does it's easy as clarification with every carpet we have it has its lifespan usually it's around ten years and if anybody were to have that deducted from the security deposit it is considered with the prorated amount as to how many years they were actually living in the the house and then how many years were remaining for their security deposit reduction yeah exactly so as an example if somebody was living in a property for two years and they ruined a ten-year carpet because maybe they introduced a dog that wasn't supposed to be there or whatever then we would deduct eight years from their security deposit pay to put a new carpet and guess how fast we can throw down new carpet and three hours maybe in one bedroom so all of a sudden that time in between tenants when there's turnover gets minimized as well Oh tip when you put in carpet into your rentals make sure whoever you're buying the carpet from have them give that life span of whatever carpet you put in because then you could later use that for the security deposit refund that's true so in other words like hey what's the lifespan of these carpets here they twelve years or the ten years or the five year carpets what is it now Lauren talk to me about colors what's kind of your favorite rental color I'm not talking about living in rental and usually lighter is more for living in because you're going to baby your own carpet but when you're dealing with tenants and a rental grade property you do want to go into the darker end you don't want to be two ducts where it's like a chocolate but you also don't want to be two lights where it's just kind of nearly impossible to not stain so I would go with you know the the darker around this range right here maybe maybe this these two right here it's kind of like a grayish brown a little darker this whole kind of pallet so I kind of actually wish I had this colored carpet because it would tide this seems a little bit better and yes less replacement honestly so now what about like a like a blue or greenish anything when I'm dealing with new owners and they have a beautiful magenta carpet or a beautiful orange wall think about appealing to the masses don't think about yourself think about what you see in model homes think about what you see I don't know a luxury home somewhere you know on the market they don't have these statement pieces you should always be very earthy and neutral and what's in right now what's popular if you stray from that you have a very specific funnel of people interested in your product which is your right what about these over here that have these two tones would this kind of give it that lighter look while also hiding more dirt oh my gosh I prefer the Cheetos that's even better that's actually more of that like special sweet spot that I'm talking about because the two tones actually hides stains better now over there we were looking at the sort of trimmed shag like the medium grade carpets but what about something like this I mean look at this fancy Berber with the pattern and that what's your take on that over improvements just a hundred percent over improvement that's unnecessary it's very expensive why but I mean people were saying you know if I don't put the expensive stuff in that I'm a slumlord and I don't have pride in my property oh no no this is the difference this is you being smart this is not you being you know a slumlord there's that sweet spot again this is the over improvement segment and then there's the sweet spot and then there's the you vena slumlord this is being stupid and this is being over improved the Berber Berber ooh Lauren what about what about these beautiful plantation shutters over here hell no they should not be you should be putting 2-inch white faux wood lines in it everyone you're ready but isn't that being a slumlord it's not it's actually still being quality work you're not dealing with that cheap flimsy like plasticy stuff that you can like flop around this is still really good-quality it's just not over improving that's the spot oh my gosh but Lauren these are automated why not look how beautiful is it's automated yeah I just um I honestly wouldn't even feel good about spending that money in my own house because that's so over improving that's so unnecessary 5% off heaven the card is so good you chose a great card well Lauren how about some of these sweet Hickory and cherry and maple and and Lynchburg cherry cabinets over here and all this other good stuff but can we get some of these in our rentals please no that would be really really like an overspending example I think that you should at all cost try to work with the cabinets you have already and if they are just like completely thrashed then go to HD supplies and get some stock items of the cabinets and try and paint it white and just make it look good or gray and as far as yeah either of them and then if you're wanting to deal with the countertops you should get like a white quartz with like the speckled like shiny stuff in it the sparkles or if you can all cost again work with what you already have there are a lot of homes now that have just the white basic square tiles that if you paint the cabinet's gray it could actually make it look really really great show an example right now Kevin but Lauren I mean look this looks super cool industrial and modern we got blue over here we got this fancy like espresso going on or like this two-toned with the lines and stuff I mean this stuff's gonna cost extra money you know but I mean look how great it looks yeah I think about the longevity of how long these Styles especially you're talking to blue the industrial the farmhouse style how long realistically will these trends be in style and you're wanting to have your rentals ideally forever and you have to think about hopefully what is the most neutral that will last the longest if you have the Blues in the farmhouse and the industrial we're talking like maybe seven years it's just gonna die a lot sooner and it's not worth it and speaking of keeping up with the trends it's inevitable that trends are going to change and you ideally want to keep up with them as much as possible and have your longevity with all of your cabinets or fixtures be you know lasting long as they can but that's just not going to be the case with cabinets especially you can paint them and you know change the color but the great thing is is that you can actually keep up with the trends very easily with light fixtures or plumbing fixtures and swap those out and make a whole new finished look of a rental property making it more modern as the times change keep in mind it's easy to paint cabinets but it's so much easier to swap out fixtures so yeah we do have industrial style light fixtures in our rentals in the areas that matter but even still I'm not gonna put them everywhere because they're expensive this one's $99 it gets a little pricey I like coming over not even necessarily do these because this is $34 for a boob light I know I could get a boob light for somewhere around 16 dollars if I found the 10 pack of the five pack as a quick note I just think it's funny because you put in the fixtures whatever is most populous no the industrial and when tenants are prospective tenants go through they literally I hear them all the time like oh my gosh there are industrial light fixtures I love that I've seen that on HGTV I've literally heard that and those are the things that make the main impression it's like the the white cabinets on a kitchen easy to paint just the sleek white countertops easy and cheap I don't even know that and I guess they don't even realize that we got blue bloods in the rest well yes you put them in a few key spots like over a dining table or in the kitchen in the bathroom but then like the random hallway lights there Buble boobies oh my gosh but Lauren can we get done there once we don't even have that new stuff in our own home first of all we don't supply washer and dryers for our houses so and if we were it would not be that it'd be a lot cheaper it's funny in the beginning of my career I used to always buy ovens that were you know decent quality and they'd always have the self-cleaning feature what's funny is that after years and years of doing this I've realized that the tenants even with the self-cleaning feature do not clean the oven after exiting the property and then therefore I have to hire my quote deep cleaner to fix up all the oven gunk inside and then I think to myself why am I paying extra for a self-cleaning oven when I could buy one that is still a good good quality but doesn't have the self-cleaning feature because the tenants don't do it anyway and then I hire my deep cleaner anyway so now that leads us to high quality oven lack of cleaning option and save at least a hundred dollars on the oven purchase let's find one oh I found one Lauren this one's 11:49 look at this it's got like a warming drawer this is like perfect I mean this isn't even a drawer this is just the double oven over here I mean this is quality people won't think I'm a I'm a slumlord if I get this I know I wouldn't spend anywhere close to even a thousand dollars on an oven that's absurd I would probably go more towards this over here we're at 719 and then if you have Lowe's for pros it's more like 600 ish yeah yeah yeah can we get this one it's only 3,200 dollars can we get it can we get it at least here in California where I'm from when you own a house and you're putting the house up for rent you don't supply the fridge the tenants always have their own fridge so no but can we get a proud house we don't even have that nice and thing for our house why not that's just extreme really quick reminder you can actually get really really discounted items if their floor model and they have a little tiny dent or a little scratch like big deal a lot of the times like if you get a side scratch or something it's actually tucked into like a little you know encasement of a wall you can't even see the scratch and you save a bunch of money well Lauren another one I got a lot of flack for was saying golly oftentimes on a rental property why are you ripping out all the windows and putting in the dual pane windows and all this energy-efficient stuff and people like oh my gosh how could you say don't put in energy-efficient upgrades that's extreme you must hate the environment which I don't hate the environment but what's your take on all these energy-efficient upgrades the fancier furnace the fancier air conditioning the dual pane windows when maybe the neighborhood doesn't find them necessary or the weather doesn't mean they're necessary what's your take on that I think that just again goes back to me saying that that's the over improvement category it's just unnecessary there's again a fine line between being in that little sweet spot of going in what's rental grade yet high quality within that little sliver and being over improved and I think having the you know efficient windows and the furnace or whatever is something that an owner that is living in the house may want rather than you putting that in for a rental great property now do you think people overspend on properties they live in because they say things like well this is gonna be my forever house and I want to have pride in this house have a fancy front door do you think people tend to overspend on those things yeah I think it's a combination of you know it's your own house and you want to have pride in your own house but it's also fun to keep doing that I think that's the bottom line and human nature wants to spend and it's fun to have newer stuff no isn't there a risk though when people spend all these money on extra barn doors or fancy you know front doors and things like that that you know they have fun but how much are they actually going to get back when they go to sell the property or best-case scenario in the future rent it out I mean they'll get very little especially if it's really customized like colors and stuff like that there's a balance because I didn't in our own home we live in a house that honestly is very it's dated like maybe 10 years and I have a lot of moments where I think to myself like as a designer I'm like I would love to like have this color scheme on this kitchen I'd look I'd love to replace the granite countertops with you know blank but then I have to constantly remind myself that I shouldn't do that and it's tough and you know I may do that in a future home but right now with how we feel about this current house we're not doing it and it's hard we're gonna turn this thing into a rental the future in my mind because it's easy to be like I could make this house so beautiful I can make it look so great and I just would love it so much more if I had this and this and this and this but you have to think about it that okay for sure this is not our forever home but I don't know like even if it were like it'd be hard to over improve too much just because we want to spend money into buying more deals which make us more money so then not only do we end up with more money that we could spend on vacations or whatever but we're not wasting money on stuff that has a fleeting effect that's that I think that's the bummer with over improvements is it's gonna look good you know you're gonna show it off to all your friends and stuff when they come over but the passion for well I I do think though the passion tends to wear off it's like the new car phenomenon action and then it'll always be like oh shoot there's a new trend it's it's the robot theme I don't know you have no idea what it could be and it's like everything is really sterile or whatever it may be and then it's like I want that it'll always be that way that's the same with even fashion why do you think that like jeans go in and out of styles of being bell-bottoms skinny jeans low waist high waist everything's changing on purpose because marketing wants you to spend money now you know I think sometimes people think when I say let's try to save money and go with that rental grade product they think that I'm like cheeping out and that I'm gonna cut corners on people's health and safety you know on plumbing electrical and like the actual systems of the house what's your reply to that with being slumlords that's a completely different category when you're a rental great property and there are you know varying degrees of rental grade but honestly the way we do our rental grade properties it's the highest of that range of being really really quality yet not as expensive and still reasonable and it's not something where you are having to overspend to get this luxury product because that's unnecessary but Lauren fancy freestanding tub and rock wall the thing is if you have a house that say is maybe in like Beverly Hills high-end area where you are totally advertising the house that is luxury of course you need to keep up with that standard but when you're talking you know the middle class middle of the road typical rental you don't need the luxury stuff it literally does not make you any more money regarding paint colors if you're considering having any other paint color besides an earthy tan a grayish you know light light light light brown and a white you're wrong don't do anything other than that because if you're thinking about blues purples pinks reds any type of color that's not the earthy tones that I just said you are going out of that spectrum and you're narrowing your audience for them one in your rental should the baseboards be a different color a hundred percent and the ceiling should be a different color too you should have a contrasting like Swiss coffee kind of white color for your baseboards and your ceilings so this is mean I'm a slumlord no like I keep saying there are different categories of how you should actually renovate your rental and that is the sweet spot that we're going for and I think we've actually really done a good job at so now a lot of people did say sort of the last thing they're like oh gosh yeah a noob buys a home from Kevin and a pro doesn't I never want to buy a home from Kevin because they're thinking I'm cutting corners and stuff like that I think that's so wrong because a pro should buy a wedge deal and you are actually just in that middle sweet spot so if I were to buy a home that wasn't a wedge deal I'd want to buy a home from you Oh in other words if you want something that's ready to go for a tenant to move into in its quality and it's safe buy one of my houses not over improved where I'm spending top dollar on a house but I still have that newish renovated field not like a model home where you're overpaying for the property but you're buying something that's safe and move-in ready but realistically you shouldn't buy from me because you should be hunting for wedge deals like we teach in the investing course and doing this stuff yourself good that makes sense now what about those handymen that do cut corners on everything and they suck and you look at any of the work they do in the tilings crooked and the electricals bad and stuff like that is our problem yeah yeah okay so I just want I just want to draw the distinction we don't do that crap I have heard you that oh my god if I saw one of our handymen do that I'd be like what the f like literal F there are so many home inspections that I do where I just see like can lights strung together in the attic and everything looks like spaghetti and it's not nailed down it's low quality work and then sure enough the tiles crooked and stuff like that like I don't want that either I've worked for other owners actually the majority of my career I worked for other owners and I started when I was 19 and I'm 29 now and I've seen so much crap that I've had to deal with I'm 27 I've seen like low-quality crap oh I've seen so much I mean a lot of people do cut corners so I get why people think that and then you know me as the hired property manager I don't have any authority to recommend something different and it just is what it is and I have to market it and you know have the proper rental price and whatever but honestly it's a lot harder to attract the good quality tenants I'm where the quality tennis don't want the crowd they don't you have to drastically reduce the rent when it's just crap so I'm very thankful that I don't have to work with other people now because I just do our own properties because I'm a mom so thank you and then when a tenant says to me because they're mad at me about something like Sam discriminated and gets credit well I'm gonna I'm gonna find out who the owner is and I'm gonna call them okay you
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