How to Improve Rental Units: Painting, Landscaping, and Lighting. Apartment Rehab Tips to Save Time!
Dear Maintenance Men:
I’m a new property owner and to save money I am doing my own rehab, painting and cleaning work. My problem is painting. When I’m doing it, it seems to take so long, it’s tedious and I get paint everywhere. When I call the pros in, they are so fast, they don’teven use a drop cloth! If they can do it, I can do it. What do you suggest will improve my painting progress?
Stan
Dear Stan:
Pros are pros for a reason. They do this work every day and they know all the shortcuts. For the occasional painter as yourself, we recommend: Prep, prep, prep! Tape and mask everything before even looking at the paint. Use the 2-inch blue painters’ tape, also use the brand name product, not the cheap no-name brand. The hardware store even has tape attached to six- or twelve-inch plastic or paper sheeting for even more protection. Using the wide two-inch tape will allow you to use a roller instead of a brush on the trim, which will speed up your painting considerably. Paint all your trim and cut-ins first, then paint the walls with the roller. You should find your work would be not only faster, but also neater.
Dear Maintenance Men:
I am the owner of some smaller units, and the recent heat waves have done a number on my landscaping. Long story short, I need to replace the lawns. Do you recommend seeding or sod? Also, do you have any tips for the process?
Joseph
Dear Joe:
First tip we have is to automate your sprinklers or at minimum trouble shoot, repair or replace your existing sprinkler system as needed. Making sure your irrigation system is operating properly is of primary concern before undertaking the expense of re-seeding or installing new sod.
If your grass is only yellow, simply water and spread new seeds and fertilizer may return your lawn to its former glory. If your grass is missing in places or there are a lot of bald areas, seeding may not be enough. It will be better to remove all the dead grass and install the sod. If you are using sod, be sure to pick a cool day for installation and don’t let the sod dry out.
As a comparison, using seed is much cheaper than sod, but seed is also much weaker and more prone to damage. Sod is much more expensive, but you will have an instant lawn ready for show. Seed or sod . . . water plenty without flooding in the beginning but then cut back on the water so that you do not overwater and rot your new lawn. It is best to water longer and more infrequently so that the roots grow down for moisture. A short more frequent watering schedule will cause the roots to stay on the surface that in turn will make them more susceptible to heat damage.
Dear Maintenance Men:
I have started a kitchen-remodeling project in my apartment building and need some ideas for under kitchen cabinet lighting. I don’t want to use fluorescent fixtures, as they are very bulky and the light is harsh.
Jackie
Dear Jackie:
We have started using “LED Rope Light” for accent lighting in some units. Rope light is very flexible and has a life expectancy of 25,000 hours. It can be installed behind the lip under the upper cabinets or if you have space above the cabinet, just lay it on the top. Rope light produces a nice, subdued light, not too bright. Other areas where rope light can be installed are closets, inside cabinets, in the garden (it is very tough material), under the roof eave to accent the building etc. The problem with rope lights is that you can go crazy with it, there are so many applications. Rope light can be found at most hardware stores, and it comes in rolls as long as 150 feet or in small sections of 10, 12, 24 and 48 feet.
Conclusion
Effective property maintenance doesn’t have to be complicated or expensive. By focusing on proper preparation, smart material choices, and efficient upgrades, property owners can save time, reduce costs, and improve the overall appeal of their rental units. Whether you’re painting, refreshing landscaping, or upgrading lighting, small improvements can deliver long-term results and keeping your property competitive, functional, and attractive to tenants.
Bio:
If you need maintenance work or consultation for your building or project, please feel free to contact us. We are available throughout Southern California. For an appointment, please call Buffalo Maintenance, Inc. at 714 956-8371
Frank Alvarez is licensed contractor and the Operations Director and co-owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance & construction for over 30 years.
Frankie is President of the Apartment Association of Orange County and a lecturer, educational instructor and Chair of the Education Committee of the AAOC. He is also Chairman of the Product Service Counsel. Frank can be reached at (714) 956-8371 Frankie@BuffaloMaintenance.com For more info please go to: www.BuffaloMaintenance.com
Jerry L'Ecuyer is a real estate broker. He is currently a Director Emeritus and Past President of the Apartment Association of Orange County and past Chairman of the association’s Education Committee. Jerry has been involved with apartments as a professional since 1988.
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