Flooring for Rental Units: A Property Manager's Guide to Faster Unit Turns

Every day a unit sits empty costs you a day of rent. The flooring decision that matters most in a rental is not which plank looks best. It is which floor can be installed in a day or two, survive three tenancies, and be repaired one plank at a time.

What to spec

For most apartments, townhouses and student rentals, the answer is rigid-core click vinyl plank (SPC). It is waterproof, so an overflowing sink or a pet does not end its life. It floats over the existing subfloor, so it installs quickly. A damaged plank can be replaced without redoing the room.

Three specifications matter more than brand:

• Wear layer. This is the clear top coat that takes the abuse. Treat 12 mil as the minimum for a rental and 20 mil as the standard. The price difference is small next to the cost of replacing a floor one tenancy early.
• Attached pad. It saves a step on installation and helps with sound between floors.
• A mid-tone colour with some grain variation. Very dark and very light floors show every scratch and every crumb. A mid-tone oak look hides wear and suits any tenant's furniture.

Room by room

Carpet still earns its place in upper-floor bedrooms of older wood-frame buildings, where noise complaints from the unit below are a bigger cost than replacing carpet every few tenancies. For how click, glue-down and loose-lay vinyl differ, see our installation method comparison.

Standardize across the portfolio

Pick one plank, or two at most, and use it in every unit you turn. The benefits add up quickly:

• Repairs from stock. Keep two or three sealed boxes per building. A damaged plank in any unit is a one-hour repair, not a special order.
• Leftovers get used. The half box from one unit starts the next.
• Volume pricing. Our volume discount starts at 300 square feet and grows to 2,000 square feet and up, so ordering for several units together costs less per foot.
• No decisions at turn time. The spec is already made. You send a unit number and a measurement.

Before you commit to a product, ask how long the manufacturer expects to keep that colour in the line, and buy your repair stock with the first order.

Planning the turn

1. Measure before the tenant leaves. A move-out inspection is the time to measure rooms and note what is under the old floor.
2. Order from stock. In-stock lines avoid freight delays. Confirm availability when you give notice, not when the keys come back.
3. Sequence the trades. Painting first, flooring second, shoe moulding and cleaning last.
4. Expect to find something. Pet stains in the subfloor, a soft spot by the patio door, old adhesive. Build a day of slack into the schedule.
5. Book the install window early. A typical one-bedroom in click vinyl is one to two days including carpet removal and moulding.

The numbers

Our current rates before HST: click vinyl plank installation from $2.29 per square foot, carpet removal at $0.90 per square foot, shoe moulding at $2.49 per linear foot and transition strips at $45 installed. Floor preparation is billed for what the floor needs. The full breakdown is in our installation cost guide.

Ask for an itemized quote per unit. It keeps your records clean, and your accountant will want to separate repairs from capital improvements.

Common questions

What is the best flooring for a rental unit?

Rigid-core click vinyl plank (SPC) with a 20 mil wear layer. It is waterproof, installs in a day or two, and individual planks can be replaced between tenants.

What wear layer do I need for a rental?

Treat 12 mil as the minimum and 20 mil as the standard for rentals. Thicker wear layers resist scratches from furniture, pets and grit far longer.

How long does it take to replace the flooring in an apartment?

A typical one-bedroom in click vinyl plank takes one to two days, including carpet removal and shoe moulding, provided the material is in stock and the subfloor needs no major repair.