Rental properties - regular refurbishment?

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aircobra19

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Anyone with Rental properties. How often do you do a refurbishment? We're getting about 70-80% of the average rent in the area, for one our properties. But its an older property, and that seems resonable for the condition. The cost for a refurbishment so it can compete with new properties is substantial, how much and how often should you need to do a refurb?

I'm thinking about a new furniture, fittings, painting decorating, perhaps new bathroom, kitchen etc. Our approach so far was do as little as possible, and spend as little as possible on everything. We like to attract better clients though.
 
I have some properties and renovate them after every letting in terms of repainting and tiling. I replace furniture if required but replace it all if one part of a set if broken. the only thing I havnt had to replace yet is the kitchen.

It comes down to keeping the place looking new and fresh before each letting
 
I too repaint betwen lettings... more or less on an annual basis and would always replace broken or sometimes even scratched furniture.

If tenant is there longer than a year I also ask that a painter can go in and redo, kitchen, hallways etc.. tenants are always delighted that (a) they are getting the house freshened up and (b) it shows our high standards.

I feel we can let the property for a higher than average rent very quickly each time, also the house always stays in excellent condition as tenants respect it more.

The garden is another area which if properly designed requires little or no maintenance apart from he usual grass cuttig.
 
We supply a lawnmower and tenants cut grass. We normally get someone in to cut shrubs etc.. a couple of times a year.

We normally minimise the lawn by planting beds with shrubs and covering with plantex and stone thus eliminating weeds... that way a few minutes does the job and there is no build up of grass cuttings.
 
I prefer to cut the lawn myself it’s a great excuse to go to the house unannounced to make sure everything is ok with the house.
 
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