The Renovations That Don’t Raise Rent (Stop Doing These)

I need to say this up front because it saves people a lot of money.

Not every renovation raises rent.

Some renovations just raise your blood pressure.

And the worst part is they feel like upgrades. They look good on Instagram. They make you feel like a “good landlord” or a “smart investor”. Then you list the unit and… nothing. Same rent. Same tenant pool. Maybe even more maintenance calls.

So this is a blunt list. The stuff that usually does not move rent in a meaningful way, especially in average rent markets. Plus what to do instead so you still improve the property, just without lighting cash on fire.

Quick note: rent is market driven. In some luxury pockets, a few of these can matter. But for most small landlords, most of the time, these are the “stop doing these” renovations.

First, the uncomfortable truth about rent bumps

Rent increases happen when at least one of these is true:

1. You expanded the market for the unit (more bedrooms, better location perks, parking, laundry, AC, pet friendliness, etc.)
2. You removed a major objection that was blocking tenants (gross bathroom, unsafe entry, no stove, old carpet smell, no ventilation).
3. You made the unit more competitive than comparable listings at the same price point.

A lot of renovations don’t do any of those. They just make the unit nicer… to you.

Ok. Here’s the list.

1. Over the top backsplash and “statement tile”

That fancy herringbone backsplash. The patterned cement tile. The mosaic feature wall.

It’s cute. It photographs well.

It also rarely adds rent because tenants don’t search by “artisan backsplash”. They search by price, beds, location, parking, laundry, AC, pet policy, and whether the place feels clean and functional.

What happens instead: you pay more, the tile is harder to repair, and if one piece cracks later, matching it is a pain.

Do this instead:

• Simple subway tile or a clean, paintable backsplash area.
• Spend the extra money on lighting or ventilation in the kitchen.

2. Quartz counters in a mid range rental

I know. Quartz is the default “upgrade” now.

But here’s the thing. In a mid level rental, quartz rarely increases rent enough to cover the premium over a good laminate or basic granite remnant.

Tenants like quartz. They just don’t pay much more for it unless the whole unit is already in a higher tier.

What happens instead: you eat the cost, and a future chip or burn becomes a bigger deal.

Do this instead:

• Use durable, neutral counters that are easy to replace.
• Put money into things tenants actually complain about: outlets, storage, water pressure, dishwasher reliability.

3. Barn doors. Please stop.

Barn doors are a personal taste thing. Tenants don’t pay more for them. Some actively hate them because they don’t block sound and they don’t lock well.

If you put one on a bathroom, you are basically inviting a tenant to text you “why can everyone hear everything”.

Do this instead:

• Solid core door for bedrooms and bathrooms.
• Proper latch and privacy lock.

4. Fancy faucets and boutique hardware

This one hurts because it’s such an easy trap.

You walk into a showroom, you grab the matte black faucet, the heavy brass pulls, the designer shower trim. Boom, your cart is $900.

Tenants notice a faucet when it leaks. They notice shower pressure when it’s bad. They don’t pay extra because the faucet is “European inspired”.

And trendy finishes age fast. Matte black scratches. Gold looks dated quicker than you think.

Do this instead:

• Buy sturdy, mainstream finishes.
• Standardize parts across units so repairs are quick.

5. Custom built ins (unless you’re solving a real storage problem)

Built in shelves around a TV. Custom mudroom bench. Cute reading nook.

In many rentals, tenants bring their own furniture. Built ins can actually reduce flexibility, especially in small spaces.

So you spend thousands, and the next tenant is like, “Where do I put my dresser.”

Do this instead:

• Add a real closet system.
• Add a pantry cabinet.
• Add hooks, shelving in utility areas, and storage that doesn’t steal floor plan options.

6. Converting tub to shower just because “showers are modern”

Sometimes this is smart. Often it’s not.

If it’s a family neighborhood, removing the only tub can actually make the unit less appealing. Families with kids want a tub. Some pet owners want a tub. Some people just want to soak, honestly.

Do this instead:

• Refinish the tub and make the surrounding area clean and bright.
• Upgrade the showerhead and fix water pressure.
• Add a real fan that vents outside.

7. High end appliances for tenants who won’t pay for them

Stainless everything. Smart fridge. Touchscreen range. Ice maker that breaks in 14 months.

Appliances are a rent lever only when:

• You’re competing in a higher tier market, or
• The current appliances are so bad they’re blocking leases.

Otherwise, this is mostly an owner ego upgrade.

Do this instead:

• Buy reliable, mid tier appliances.
• Choose models with easy to source parts.
• Avoid features that increase maintenance calls.

8. Open shelving in kitchens

Open shelves look great in staged photos.

In real life, they collect grease and dust, and tenants have mismatched plates and cereal boxes. The kitchen looks messy instantly.

Also, many tenants want more cabinets, not fewer.

Do this instead:

• Keep uppers.
• If you want a modern look, do simple flat panel doors and good pulls.

9. Luxury vinyl plank installs where they are not needed

LVP is awesome when it replaces gross carpet or damaged floors.

But installing premium LVP over perfectly fine flooring, just to “freshen it up”, often doesn’t raise rent. It raises your capex.

Better approach:

• If floors are fine, deep clean and recoat if possible.
• Replace only what’s damaged.
• If you do replace, choose a durable, neutral pattern that won’t scream 2021.

10. Trend paint colors and accent walls

The dark green. The charcoal. The moody navy.

Again, looks great staged. But tenants usually prefer light, neutral walls. And bold colors mean more repainting, more touch ups, more “can we paint this” requests.

Also, accent walls rarely justify higher rent. They just create more work between tenants.

Do this instead:

• Pick one warm neutral paint and stick to it across units.
• Use washable finishes in high traffic areas.
• Make sure lighting is good so the neutral doesn’t feel dull.

11. Landscaping that’s too complicated

Landlords do this all the time. They spend thousands on plants, edging, decorative rocks, little shrubs that require pruning.

Tenants don’t pay higher rent for a yard that needs a gardening schedule.

What they do pay for is: a yard that’s clean, safe, and easy.

Do this instead:

• Simple, low maintenance landscaping.
• Clean paths, good exterior lighting.
• If it’s a multi unit, consider including basic yard care so it doesn’t turn into a jungle.

12. Smart home gadgets (that you will become tech support for)

Smart locks, smart thermostats, app controlled lights.

These can be useful. But they rarely raise rent on their own, and they often increase support calls.

Also, if the device is tied to an account, you get the fun job of resetting everything between tenants. Or explaining to someone why the lock won’t connect at 11:30 PM.

Do this instead:

• If you install smart devices, keep them simple and standardized.
• Provide a one page “how to” sheet.
• Don’t install anything that requires constant app babysitting.

13. Over renovating the bathroom with “spa vibes”

Bathrooms are important. But the jump from “clean and functional” to “boutique hotel” is rarely paid back in rent.

Tenants want:

• no mold
• good ventilation
• decent lighting
• working vanity and storage
• solid shower pressure

They don’t need a rainfall head with twelve body jets. You will be repairing those jets.

Do this instead:

• Replace the fan with a properly sized one vented outside.
• Add brighter, flattering lighting.
• Replace the vanity if storage is terrible.
• Regrout and reseal. Seriously, this is underrated.

14. “We knocked down a wall” renovations without a rent reason

Opening a kitchen can be great.

It can also be a money pit: structural work, permits, electrical reroutes, flooring patching, unexpected surprises inside the wall.

If the unit rents fine already, and the layout isn’t actively hurting demand, you likely won’t get paid back.

Do this instead:

• Improve flow with lighting and paint.
• Replace a clunky door with a wider opening (when possible) without major structural changes.
• Fix the things that make people walk out during showings: smells, grime, old carpet, bad fixtures, weak AC.

The renovations that do raise rent (more often)

Not the flashy stuff. The practical stuff.

• In unit laundry (or at least hookups)
• Dishwasher in markets where it’s expected
• Dedicated parking or clearly managed parking
• Good heating and cooling (mini splits can be a game changer)
• Security and entry improvements (solid locks, lighting, cameras in common areas where appropriate)
• Bedroom count changes (legal conversions only, obviously)
• Fixing “gross”: odors, stains, pests, water damage, bad caulk lines, peeling paint
• Better lighting: bright kitchens and bathrooms rent faster, it’s not even subtle

These upgrades reduce objections. They expand your tenant pool. They shorten vacancy. That’s how you win.

A simple way to decide if a renovation is worth it

Before you renovate, ask:

1. Will a tenant filter listings because of this? (laundry, parking, AC, dishwasher)
2. Will this reduce vacancy time?
3. Will this reduce maintenance long term?
4. Can I recover the cost within a reasonable time?
   Rough math: if an upgrade costs $3,000 and you think it adds $50/month in rent, that’s 60 months just to break even. And that’s before repairs.

If the answer is mostly no, stop. Put the money somewhere else.

Where HomeShow.ai fits in (because the boring part is tracking all this)

One reason landlords keep making random upgrades is simple. They don’t have a clean system for what they own, what they spent, what broke, what’s under warranty, and who fixed it last time.

That’s where HomeShow.ai is actually useful in a very non glamorous way.

• You can keep an inventory of appliances, fixtures, and home items in HomeVault so you’re not guessing what model you installed two years ago.
• You can book local pros, message them, schedule, and keep the paper trail in one place.
• If you’re replacing items, you can list and sell old units or extra materials quickly, without the usual marketplace chaos.

If you want a tighter workflow around rentals and renovations, it’s worth poking around: https://homeshow.ai/

Wrap up (aka save your money, raise rent the boring way)

If you remember one thing, make it this.

Rent doesn’t go up because you added “nice touches”. Rent goes up when you remove deal breakers and match what your market pays for.

So yeah. Stop doing the statement tile. Stop doing the boutique hardware. Stop doing barn doors.

Spend that money on laundry, lighting, ventilation, security, and the stuff that prevents tenants from leaving. Or prevents the good ones from skipping your listing in the first place.

That’s the whole game.

FAQs (Frequently Asked Questions)

Do all renovations increase rental income significantly?

No, not every renovation raises rent. Many upgrades improve the look or feel of a unit but don't impact rent meaningfully, especially in average rent markets. Renovations that don't expand the market, remove major objections, or make the unit more competitive often fail to justify their cost through higher rent.

Why shouldn't I invest in over-the-top backsplashes for my rental unit?

Fancy backsplashes like herringbone or mosaic tiles look great on Instagram but rarely attract higher rent because tenants search by price, beds, location, and essential amenities—not artisan tile work. They can be expensive, difficult to repair, and may not add value. Instead, simple subway tiles or paintable areas paired with better lighting or ventilation are smarter investments.

Is installing quartz countertops worth it in mid-range rentals?

Quartz countertops are popular but usually don't increase rent enough in mid-level rentals to cover their premium cost compared to laminate or basic granite remnants. Tenants appreciate quartz but won't pay significantly more for it unless the entire unit is upscale. It's better to invest in durable, neutral counters and focus on practical improvements like outlets, storage, and reliable appliances.

Are barn doors a good upgrade for rental properties?

Barn doors are a personal style choice and generally do not increase rent. Many tenants dislike them because they don't block sound well and lack proper locks—especially problematic for bathrooms. Solid core doors with privacy locks are a better option for bedrooms and bathrooms to ensure tenant comfort and security.

Should I choose fancy faucets and boutique hardware for my rental units?

Trendy faucets and designer hardware can be costly and tend to age quickly; finishes like matte black scratch easily while gold can look dated fast. Tenants notice functionality more than style—leaks or poor water pressure matter more than design. Sturdy, mainstream finishes with standardized parts across units make repairs easier and keep costs down.

Does converting a tub to a shower always increase rental appeal?

Not necessarily. While showers may seem modern, removing tubs can reduce appeal in family neighborhoods where parents want tubs for kids or tenants who enjoy soaking baths. Instead of conversion, refinishing the tub area, upgrading showerheads, fixing water pressure, and adding proper ventilation often provide better value without losing tenant interest.