“I want a solid gold toilet, but it just isn’t in the card, baby…” Austin Powers
When looking to replace a toilet in a rental property there is a bunch of option to consider. Cost, build, seat type, height, length, dual flush, single flush, etc. It’s a hell of a list. The goal of this article is to cut out all of the decisions and give you a go-to toilet that works in most situations and won’t break the bank.
TLDR: A white, one-piece, chair height, toilet with an elongated bowl is king. If two-piece, get a model with a 3-bolt tank attachment.
When looking to replace a kitchen faucet in a rental property there is a myriad of option to consider. Wide base, narrow base, seperate handles, attached handles, single faucet, sprayer, finish type, etc… The list goes on. The goal of this article is to cut out all of the decisions and give you a go to faucet that works in most situations and wont break the bank.
Things to Consider When Replacing a Kitchen Faucet:
When replacing a kitchen faucet you want to consider the durability of the faucet you choose. Where will your tenants be touching, pulling, twisting, etc? How often will they be applying that pressure? You want this faucet to last for a decade or more, so putting a bit of thought into it now can save headaches and dollars later. Take a look at here for an extensive guide on the different types of faucets.
Wide vs Narrow vs Individual?
The majority of kitchen faucets will come in 3 varieties, Wide Base, Narrow Base, and Individual Components. During normal operation, force is applied to turn it on and off, adjust the faucet position, and use the sprayer. When a tenant applies any type of force to a faucet, you want it applied over the largest area to spread it out and reduce the risk of breaking a faucet or sink part, or wrose yet creating a leak. With that in mind, physics suggests a wide set faucet. The narrow and individual fixtures will require less force before damage is done. There is also a simplicity to installing the wide base models, taking a practiced hand less than an hour to properly install.
Sprayer, Integrated Sprayer, or Nope?
In my experience, sprayers are an excellent way for tenants to get water outside the sink basin… which should be avoided for obvious reasons. It is also a heavily handled piece of plastic, never a recipe for durability. The standard sprayer for sinks, going back decades, is the stand alone sprayer usually situated to the right of the faucet. With a dedicated hole for mounting through the sink, this type of sprayer is preferable if you have one. When pulled, the force of the motion is never applied to the faucet, only the sink, which is preferable. The integrated sprayer applies the force to the faucet mount, and should be avoided.
PRO TIP: Here is something I have noticed with tenants; they don’t miss the sink sprayer if it isn’t there! Seriously, I have never been told this is a deal breaker when renting. So, why have one? I have opted to not have sprayers in my units unless they came with the building or as a package with the sink. Any faucet replacement I have to do I delete the sprayer and install my go to faucet, which doesn’t include one.
Faucet Finish Type
Why in the world should I care about finish type when replacing a kitchen faucet? Who cares? Well, I dont, not really. If I am going for a theme throughout the kitchen, then I try to match the rest of the fixtures and possibily the appliances. But, since we are on the topic, here is some food for thought.
Chrome: Cheapest option. Can rust and will show finger prints and scratches.
Brass: Cheaper, and looks that way. Turns green with corrosion.
Brushed Nickel, Steel, Etc: Hides fingerprints and grime. Matches most appliances.
Antique (Oil Rubbed) Bronze: More Expensive. Trendy.
Stainless Steel: Probably the most durable option, but can be expensive.
My go to faucet in my rental properties has a brushed nickel finish for the most economical finish I could come up with.
Construction- How the Faucet is Built
One word, Metal. You want a faucet made from solid metal with brass fittings in your rental unit. Plated plastic found in the super economy faucets flakes quickly in the rough hands of a tenant, and will need replacing more frequently. Plastic fittings are garbage and strip easily, leading to costly leaks under the kitchen counter. Skip the garbage models and get something solid.
My go to in my faucet in my rental kitchens is a solid construction unit with an 8″ base. This was it has a large, single mounting surface to seal. The larger size allows for more torque to be applied without worrying about damage to the sink. The best part is, it’s an economical unit from a respected brand and it looks good. It is really hard to argue with all of these qualities.
The Delta Foundations faucet in Stainless Steel is around $70-$80, depending on where you get it. It has all of the most durable features mentioned in this article, and is from Delta, a reputable brand of faucets and such. There is no sprayer to break. The handles are simple and only move on one axis. and the base is wide and has a single edge to seal to prevent leaks and damage.
I highly recommend this faucet and I have had plenty of luck with it in a couple of my units. It is my go to for replacements and I can install it in 30 minutes. If you couple this with the Snap it drain repair kit while you are under there, you should have a trouble free kitchen sink for years to come.
As always, perfect is the enemy of finished, so please let me know if you have anything to add, I would love to hear about what has worked for you in your rentals or home.
