The Best Flooring Options for Rental Properties: A Landlord's Honest Guide

By PropsManager Team · Maintenance & Repairs · Apr 08, 2025

I've ripped out flooring from more rental units than I care to count. The $4,200 hardwood refinishing job after a tenant's Great Dane turned the living room into a skating rink. The carpet that smelled like cat urine three professional cleanings later. The "waterproof" laminate that buckled like a wave after a dishwasher leak sat overnight.

Flooring is one of the biggest maintenance expenses landlords face — and one of the most avoidable if you choose right from the start. According to the National Apartment Association, flooring replacement accounts for roughly 10-15% of total unit turnover costs, with the average turnover running $3,500 to $5,000 per unit. That's real money walking out the door every time a tenant moves.

After managing properties for over a decade, I've landed on a pretty clear ranking of what works and what doesn't. Let's break it all down — materials, costs, lifespans, and the stuff nobody tells you until it's too late.

Why Your Flooring Choice Matters More Than You Think

Here's what most new landlords get wrong: they pick flooring based on how it looks in the showroom. That's a mistake. Rental flooring needs to survive things showroom floors never face. Kids dropping juice boxes. Dogs with untrimmed nails. Furniture being dragged across rooms without felt pads. Tenants who mop with standing water.

The right flooring choice impacts your bottom line in three ways:

• Turnover costs — Cheaper flooring that needs replacement every 3 years isn't actually cheap
• Vacancy time — Bad flooring extends your turnover window by days or weeks
• Rent potential — Modern, attractive flooring can justify $50-$100 more per month in rent

A $2,500 flooring investment that lasts 15 years and bumps rent by $75/month? That's $13,500 in additional revenue against a one-time cost. The math isn't even close.

Luxury Vinyl Plank (LVP) — The Undisputed Champion

If I could only install one type of flooring across every unit I own, it'd be luxury vinyl plank. Full stop. This isn't some trendy recommendation — LVP has become the industry standard for rental properties, and it earned that spot.

Why LVP Dominates Rental Properties

LVP is essentially an engineered plank made of multiple vinyl layers with a photographic layer that mimics wood, stone, or tile. The good stuff has a rigid core (often called SPC — stone polymer composite) and a wear layer measured in mils. For rentals, you want at least a 20-mil wear layer. Don't cheap out here.

What makes it perfect for rentals:

• 100% waterproof — Not water-resistant. Waterproof. A tenant can spill a gallon of water, and it won't damage the floor.
• Scratch-resistant — That 20-mil wear layer handles dog nails, furniture legs, and dropped cookware.
• Looks like real hardwood — Modern LVP is nearly indistinguishable from the real thing. Prospective tenants won't know the difference during a showing.
• Click-lock installation — No glue, no nails. You or a handyman can install it over existing subfloor in a day.
• Easy individual plank replacement — Tenant damages one section? Pop out those planks, click in new ones. Done.

Real Cost Breakdown for LVP

Here's what you're actually looking at:

• Material cost: $2.50-$5.00 per square foot for quality brands
• Installation (DIY): Free if you do it yourself — honestly, it's not hard
• Installation (professional): $1.50-$3.00 per square foot
• Total for a 1,000 sq ft unit: $2,500-$8,000 depending on grade and labor
• Expected lifespan in a rental: 10-20 years with normal wear

Brands I've had good luck with include LifeProof (Home Depot's house brand — solid for the price), COREtec, and Shaw Floorté. Avoid anything under $2/sq ft. That bargain-bin stuff delaminates within two years.

Where to Install LVP

Everywhere. Living rooms, kitchens, bathrooms, hallways, bedrooms — I put it everywhere now. The only exception might be if you're doing a high-end rental where tile in the bathroom makes a design statement. But for your standard rental? LVP wall to wall keeps things simple and consistent.

Porcelain and Ceramic Tile — The Indestructible Option

Tile is a tank. It handles water, heat, scratches, and pretty much everything else tenants throw at it. But it comes with significant trade-offs that make it a situational choice rather than a go-to.

The Case for Tile

• Virtually indestructible surface
• Completely waterproof (when properly grouted and sealed)
• Doesn't fade, doesn't stain, doesn't warp
• Can last 50+ years — longer than you'll own the property
• Adds perceived value, especially large-format porcelain

The Case Against Tile in Rentals

• Installation cost is steep — $8-$15 per square foot installed, including prep, mortar, grout, and labor
• Grout is the weak link — It stains, cracks, and grows mold. Sealing grout annually? That's not happening in a rental.
• Cold and hard underfoot — Tenants in northern climates will complain. A lot.
• Cracking risk — Drop a cast iron skillet on ceramic tile and you've got a repair job
• Repair is a nightmare — You can't just pop out a damaged tile. Matching discontinued tile patterns is its own special hell.

When Tile Makes Sense

I'll use tile in bathrooms for higher-rent properties (units going for $1,800+/month), in laundry rooms, and occasionally in entryways. For a $1,200/month rental? LVP in the bathroom works just fine and saves you $1,000+ in installation costs.

If you do go tile, use porcelain over ceramic — it's denser, less porous, and more durable. Go with larger format tiles (12x24 or bigger) to minimize grout lines. Fewer grout lines means fewer problems.

Carpet — The Necessary Evil

I have a love-hate relationship with carpet. Okay, mostly hate. But there are specific situations where it still makes sense.

Why Carpet Still Exists in Rentals

• Noise reduction — In multi-story buildings, carpet on upper floors is sometimes required by HOA rules or lease terms. It reduces noise transmission by up to 70% compared to hard surfaces.
• Low upfront cost — Basic rental-grade carpet runs $1.50-$3.00 per square foot installed. That's hard to beat.
• Warm and comfortable — Tenants with young kids often prefer carpeted bedrooms
• Fast installation — A crew can carpet a full unit in half a day

Why I Avoid Carpet Whenever Possible

Let me paint you a picture. Tenant moves out after a 2-year lease. You walk in for the inspection. The carpet in the living room has a mystery stain the size of a dinner plate. The bedroom smells faintly of pet, even though the lease said no pets. The hallway carpet is matted flat and gray from traffic.

Professional carpet cleaning: $200-$350. And after all that? The carpet still looks tired. You replace it anyway: another $1,500-$2,000 for a modest unit.

Do that math over 10 years. You're replacing carpet 2-3 times at $1,500+ each time. Meanwhile, the LVP you could've installed once is still going strong.

Average carpet lifespan in a rental: 3-5 years. That's not my opinion — that's industry data from the Institute of Inspection, Cleaning and Restoration Certification (IICRC).

If You Must Use Carpet

• Bedrooms only — Never in living rooms, never near kitchens, never in hallways
• Choose the right type — Go with a mid-grade, solution-dyed nylon with a low pile. Solution-dyed means the color goes all the way through the fiber, not just on the surface. It resists stains far better.
• Use a dark, multi-tone color — Solid beige is the worst choice you can make. It shows everything. Go with a flecked gray or brown pattern.
• Spend on the pad — A good 8-pound padding underneath extends carpet life and improves feel. Don't skip this.

Hardwood — Beautiful but Brutal in Rentals

Real hardwood floors are gorgeous. They add genuine value to a property. And they are an absolute maintenance nightmare in rental units.

The Hardwood Reality Check

Here's what happens to hardwood in rentals:

• Water damage from plant pots, spills, and pet accidents creates black stains that go below the surface
• Scratches accumulate fast, especially near entryways and in kitchens
• Refinishing costs $3-$5 per square foot — that's $3,000-$5,000 for a standard unit
• You can only refinish solid hardwood 3-4 times before you've sanded through the wear layer
• Engineered hardwood can usually only be refinished once, if at all

I had a tenant move a refrigerator across 15 feet of oak hardwood without putting anything underneath. Fifteen feet of deep gouges. The refinishing bill was $3,800.

When to Keep Existing Hardwood

If you've already got hardwood in a property, it's a judgment call. In a higher-rent unit ($2,000+/month), well-maintained hardwood can justify premium pricing. Screen and recoat between tenants ($1-$2/sq ft) rather than doing full sanding refinishes.

But if you're buying a property or doing a gut renovation? Don't install new hardwood in a rental. Put in quality LVP that looks just as good and save yourself years of headaches.

Laminate — The Budget Trap

Laminate flooring looks decent in photos and costs less than LVP. That's where the advantages end.

Why Laminate Fails in Rentals

• Not waterproof — Standard laminate swells and warps when water hits the seams. And water always hits the seams.
• Can't be repaired — Damaged sections require pulling up flooring back to the nearest wall
• Cheaper appearance — The photographic layer on budget laminate screams "fake" in person
• Shorter lifespan — 5-10 years even with careful use. With tenants? Closer to 5.

The price difference between laminate and entry-level LVP is maybe $0.50-$1.00 per square foot. Over 1,000 square feet, you're saving $500-$1,000 upfront and paying for it many times over in replacement costs and tenant complaints.

Just get the LVP. Seriously.

Flooring Comparison Table for Rental Properties

*With refinishing every turnover

Pro Tips for Rental Flooring Installation

Document Everything Before and After

Take photos of your flooring at move-in and move-out. Detailed, timestamped photos. This isn't optional — it's how you justify security deposit deductions for flooring damage. Using a platform like PropsManager to store inspection photos and track property conditions makes this process seamless and legally defensible.

Budget for Flooring in Your Maintenance Reserve

Set aside $0.50-$1.00 per square foot per year for flooring maintenance and eventual replacement. For a 1,000 sq ft unit, that's $500-$1,000 annually in your reserve. This way, when it's time to replace, you're not scrambling.

Consider Flooring When Setting Rent

Properties with updated flooring rent faster and command higher prices. A 2023 Zillow study found that listings mentioning "vinyl plank" or "new flooring" received 15-20% more inquiries than comparable listings without those keywords. Track your property expenses and rental income to see how flooring investments impact your actual ROI.

Match Flooring to Your Tenant Profile

Student housing near a university? Cheap carpet they'll destroy anyway, or bulletproof LVP. Luxury apartment targeting young professionals? Quality LVP with a realistic wood look or tile in the bathrooms. Section 8 housing? LVP — durability matters most, and it meets all housing quality standards.

Common Flooring Mistakes Landlords Make

Mistake #1: Choosing based on showroom appearance. That gorgeous light oak laminate looks amazing in the showroom. It looks terrible after one year of rental use with visible scratches and dirt between planks.

Mistake #2: Mixing too many flooring types. I've seen units with tile in the kitchen, hardwood in the living room, carpet in the bedrooms, and laminate in the hallway. That's four different materials to maintain, four different repair processes, and ugly transition strips everywhere. Keep it to two materials maximum — ideally just one.

Mistake #3: Skipping the underlayment. Quality underlayment ($0.25-$0.75/sq ft) reduces noise, adds cushion, and helps hide minor subfloor imperfections. For LVP in upper-floor units, it's essential.

Mistake #4: Not including flooring condition in lease terms. Your lease should specify tenant responsibilities — felt pads on furniture, no wet-mopping hardwood, immediate cleanup of spills. Spell it out. It won't prevent all damage, but it gives you grounds for deposit deductions.

Mistake #5: DIY-ing tile installation. LVP? Sure, do it yourself. Carpet? Maybe. But tile requires proper subfloor prep, mortar work, and grouting. Bad tile installation leads to cracking, water intrusion, and repairs that cost more than doing it right the first time. Hire a pro.

How PropsManager Helps You Track Flooring and Maintenance Costs

Keeping tabs on what flooring is in each unit, when it was installed, and what it cost shouldn't require a spreadsheet nightmare. With PropsManager's property management tools, you can:

• Log maintenance expenses by unit and category
• Track flooring installation dates and warranty information
• Document property conditions during inspections with photos
• Set maintenance reminders for things like grout sealing or carpet cleaning
• Generate reports showing your actual cost-per-unit for flooring over time

When it's time to make a capital improvement decision — like whether to finally rip out that carpet and go LVP — having real data beats guessing every time. Check out our pricing plans to see which tier fits your portfolio.

If you're also looking at other property upgrades, our guide on energy-efficient upgrades that save landlords money covers improvements that pair well with flooring renovations, and our rental property maintenance checklist helps you prioritize what to tackle first.

Explore More PropsManager Resources

Looking for the right property management software? Check out our in-depth guides:

• Compare Property Management Software — See how PropsManager stacks up against Buildium, AppFolio, Rent Manager, and Propertyware.
• Software for Small Landlords — Built for landlords managing 1–50 units without the enterprise price tag.
• AI-Powered Property Management — Discover how automation can save you 5–10 hours per week.
• Solutions for Property Managers — Scale from 50 to 500+ units without scaling your costs.

Frequently Asked Questions

What is the most durable flooring for rental properties?

Luxury vinyl plank (LVP) with a 20-mil or thicker wear layer offers the best combination of durability and practicality for rentals. It's waterproof, scratch-resistant, and can handle 10-20 years of tenant use without replacement. Porcelain tile is technically more durable but costs significantly more to install and repair, making LVP the better overall value for most landlords.

How often should I replace carpet in a rental unit?

Plan on replacing rental carpet every 3-5 years, though heavy use or pet damage can shorten that to 2-3 years. The IRS depreciation schedule for carpet is 5 years, which roughly aligns with real-world rental lifespan. If you're replacing carpet more than twice in 10 years, it's time to seriously consider switching to LVP — you'll save money in the long run.

Can I charge tenants for flooring damage from their security deposit?

Yes, but only for damage beyond normal wear and tear. Normal wear includes minor scuffs, slight discoloration from furniture placement, and light traffic patterns. Damage includes burns, large stains, pet urine damage, gouges, and water damage from tenant negligence. Document the flooring condition at move-in with timestamped photos — a property management platform makes this documentation process much easier and more organized.

Is it worth installing hardwood floors in a rental property?

Generally, no. The installation cost ($8-$14/sq ft), vulnerability to water and scratches, and expensive refinishing ($3-$5/sq ft) make hardwood a poor investment for most rental properties. LVP that mimics wood grain gives tenants the aesthetic they want at a fraction of the cost and maintenance burden. The exception is high-end rentals where existing hardwood is already in good condition and contributes to premium rent pricing.

How much does it cost to install LVP in a rental unit?

For a typical 1,000 square foot rental unit, expect to pay $2,500-$5,000 for materials and $1,500-$3,000 for professional installation. Total project cost: $4,000-$8,000. However, if you're handy, LVP's click-lock system makes DIY installation realistic — cutting your cost nearly in half. The investment pays for itself through reduced turnover costs, higher rent potential, and a 10-20 year lifespan that eliminates the cycle of frequent carpet replacements.

The Bottom Line

Flooring isn't glamorous. Nobody gets into real estate investing because they're excited about wear layers and grout sealers. But the landlords who get this decision right save thousands of dollars over the life of their properties — and the ones who get it wrong keep writing checks for replacements that didn't have to happen.

LVP is the answer for 90% of rental situations. It's durable, it's waterproof, it looks good, and tenants like it. Tile has its place in high-end bathrooms. Carpet can work in bedrooms if you accept the replacement cycle. Hardwood and laminate? Leave those for homeowners who baby their floors.

Make the investment once. Do it right. And then spend your time and money on things that actually grow your portfolio.

Ready to get your property management organized? Contact us for a demo and see how PropsManager takes the guesswork out of tracking maintenance, expenses, and everything else that comes with running rentals.