Buying a rental is the easy part. Getting it rent-ready on time and on budget is where many investors lose money. Every week a house sits empty costs you rent, utilities and taxes.
We rehab rental properties all over Oklahoma City and Norman. This checklist is the same order we use when we walk a new property with an investor. Use it to plan your scope before you call a contractor.
Step 1: Clean It Out
Many investment homes come full of old furniture, trash and junk. You cannot see the real condition of a house until it is empty.
- Haul out all furniture, trash and debris
- Remove old carpet that smells or is stained
- Clear the yard, garage and any sheds
We handle junk removal and full cleanouts as part of our home rehab services, so you do not need a separate company.
Step 2: Check the Big Systems
Before you pick paint colors, make sure the house is safe and sound. These items cost the most if you skip them.
- Roof: Look for missing shingles, leaks and water stains on ceilings.
- Foundation: Look for big cracks, doors that stick and sloping floors.
- Plumbing: Check for old galvanized pipes, slow drains and leaks under sinks.
- Electrical: Look for old panels, two-prong outlets and missing covers.
- HVAC: Find out the age of the furnace and AC, and test both.
If any of these need work, get licensed pros for those trades, then plan the rest of the rehab around their schedule.
Step 3: Kitchen
The kitchen is the room tenants care about most. You do not need luxury, but it should be clean, bright and working.
- Replace broken or worn-out cabinet doors, or paint the cabinets
- Install quartz or a durable countertop that never needs sealing
- Add a simple tile backsplash
- Replace the sink and faucet if they are worn
- Make sure every appliance works, or replace it
Our kitchen remodeling work ranges from simple refreshes to full rebuilds.
Step 4: Bathrooms
Water damage hides in bathrooms. Check under the toilet and around the tub for soft floors.
- Fix any soft subfloor before new flooring goes down
- Regrout or replace cracked tile in the tub area
- Install a new vanity, mirror and light if the old ones are worn
- Replace the toilet if it rocks, runs or is stained
- Caulk the tub and sink
For bigger updates, see our bathroom remodeling page.
Step 5: Floors
Floors make the first impression at a showing.
- Replace carpet in living areas with luxury vinyl plank (LVP). It is waterproof, tough and easy to clean.
- Refinish hardwood if the house has it. Many older OKC homes have oak floors hiding under carpet.
- Use tile in bathrooms and laundry rooms.
Step 6: Paint and Trim
Fresh paint is the cheapest way to make a house feel new.
- Use one neutral color throughout. It makes touch-ups between tenants easy.
- Use a washable finish like satin or eggshell on walls.
- Paint trim and doors with semi-gloss.
- Replace broken doors, trim and closet doors.
Step 7: Lights, Hardware and Safety
- Swap old fixtures for simple LED lights
- Replace outlet and switch covers
- Install smoke and carbon monoxide detectors
- Replace door locks and rekey the house
- Check that every window opens, locks and has a screen
Step 8: Outside
- Fix or replace damaged siding and trim
- Paint the front door
- Repair broken concrete steps, walks or patios
- Trim trees and bushes away from the house
Smart Budget Tips for OKC Rentals
- Get line-item bids. You should know what each part of the job costs, so you can make trade-offs.
- Pick durable over trendy. LVP, quartz and simple white tile last longer and look good for years.
- Keep finishes the same across your rentals. Buying the same paint, flooring and fixtures makes repairs faster and cheaper.
- Plan for surprises. Set aside 10 to 15 percent of your budget for things you find behind walls.
Work With One Crew
Juggling a painter, a flooring company, a tile setter and a junk hauler takes time you do not have. OKC 405 Construction handles the whole list with one crew and one point of contact, from cleanout to final paint.
We work with investors in Oklahoma City and Norman. Call (405) 777-6353 or request a free estimate for your next property.