Whether you're dipping your toes into the rental market for the first time or you're a seasoned property mogul, one thing remains certain: flooring matters. It's the foundation of our properties that silently withstands the stampede of feet, the occasional spilled glass of merlot, and the impromptu tap dance routines of midnight snackers. Getting the price and quality right, but also knowing the best uses for each of the six types we're going to explore will help you to nail your flooring decisions (ironically with no nails in sight).
Pssst... we've listed them in price order, most affordable to most luxurious. Yes we've thought of everything, so all you have to do is decide what's best for your investment!
Roll vinyl - £
Roll vinyl, the most affordable of all the flooring options and that goes for the install costs too. Very quick and easy to lay as it comes in one large sheet - you could probably even do it yourself if you have an ounce of DIY skills in you.
It's waterproof nature laughs in the face of accidental spills, making it durable over multiple tenancies. Plus, with an array of styles and some seriously trendy patterns, you can achieve aesthetic greatness without breaking the bank.
However, if elegance is what you seek, vinyl might not be your answer. Being synthetic it can sometimes lack the authenticity of its pricier counterparts - we wouldn't recommend using in your higher end projects. Although waterproof, it's certainly not scratch proof and so it's not the best choice for high traffic areas such as HMO kitchens or hallways.
But hey, for a low-maintenance, budget-friendly solution, when used in areas such as ensuites, it would definitely do the job for your standard BTL or HMO.
tml top tip - when choosing vinyl, go for a cushioning level of no less than 4mm, it will make it feel more luxurious not only on the eye, but beneath your feet too.
Carpet - £-££
Carpet is similar to vinyl in its affordability of both the product and fitting costs. We'd recommend carpet for 'comfy' areas such as living rooms and bedrooms but definitely not for kitchens or bathrooms. You might not even think it would be an option but we have seen some older properties have carpet in their bathroom - yikes!
Some people argue not to use carpet in higher end projects because everyone knows how affordable they can be. However we disagree, if you find the right carpet for the right price, go for it, it's down to your personal preference.
For your own home you're likely to opt for the super-soft plush light carpet, but unfortunately with this option comes special care and maintenance to prevent it from looking scruffy after a year. To ensure your carpet stands the test of time choose a low pile option which is highly durable and often also the cheapest too — we love a berber! What we will say is don't scrimp on the underlay, this is what will make your more affordable carpet feel softer and therefore more comfortable and luxurious.
The downside to the comfort of carpets is that it's not the most hygienic of options due to its inability to be easily cleaned without help from the professionals. Prone to the stains of every day life, hair attraction and general wear and tear, it will need professional care applied in between tenancies to keep the standard high. This can often cost similar to what it cost to fit the carpets in the first place, so overall cost could work out as the same as some of the pricier options!
tml top tip - scout out and befriend your local carpet shop, they're often open to offers and considerably cheaper than the big brands. They usually offer fitting too, taking the headache out of sourcing yet another trade.
Laminate - ££
Enter laminate, the affordable option for that hard-wood look, suitable for every investment type strutting its stuff in kitchens, living rooms, and beyond. Its synthetic layers are like a shield against scratches and dents, repelling the chaos of daily tenant life. Plus, with an array of styles and textures to choose from, you can transform your space into a Pinterest-worthy paradise without maxing out your credit card.
However, while laminate may scoff at the occasional spill, even the 'waterproof' options aren't fully waterproof and it can frequently blow and peel. It's therefore not recommended for bathrooms or anywhere else where moisture is present in bucket loads. You could expect to renew your flooring at least every 10 years to keep your investment looking fresh with laminate flooring.
Glue down LVT - ££
Imagine if vinyl flooring ditched the whole "roll" vibe and opted for a more sophisticated, tile or plank-based existence... enter LVT flooring! It's vinyl's cooler, sleeker cousin, boasting layers upon layers of technological wizardry, from the HD photographic layer, to the stability layer that keeps things nice and flat, LVT is a serious upgrade from the traditional roll vinyl.
LVT has been dubbed 'practically indestructible' standing up to moisture, dampness, and general wear and tear - great news for longevity and low maintenance in your rental properties. It's also a breeze to keep clean, with the top layer even having antibacterial properties. Laying it down is easier than ordering takeout on a lazy Sunday and can be laid over existing floors, concrete, timber or tiles.
If you ever did want to replace it for any reason a glue down option is great for removing one plank and laying a fresh one in place, but a click lock option will be trickier. With a plastic top layer it's also not the most eco-friendly option, so if that matters to you in your renovations, LVT might not be best suited to you. If the outer layer is not UV resistant it is liable to fading over time and heavy furniture can dent and mark vinyl floors, while sharp objects can pierce the upper layers.
Top Tip - take a knife to any samples of LVT you have to test how scratch-resistant it is before you spend any money!
Even given the slight drawback of LVT we think bank for buck it's the best all rounder for investment properties and it can be used in all rooms, including bathrooms and kitchens.
Tile - £££
If you're in need of a flooring option that can handle the heat of the kitchen, the splash zone of the bathroom and the high-traffic of an entryway, then the hardwearing tile is your go-to!
With a multitude of colours, styles, textures as well as the freedom to lay in a pattern you choose, the versatility of this option beats all its flooring friends. Additionally, when choosing certain styles, your tiles can stay timeless for decades and if well maintained, this option can be the most budget friendly long term.
Their easy-to-clean surface makes maintenance a breeze, but this ceramic sensation isn't completely immune from negatives. With anything ceramic there is a risk of cracking or scratching - a dropped cup or a careless moving of furniture could damage your tiles. Although the tiles themselves are easy to clean, the grout...not so much - this is something that will need to be regularly refreshed.
Let's talk about cost too, both materials and labour on tiles is high, so if you're going for more than just tiles in a bathroom we'd say to save this for higher end property developments, or choose a larger format to reduce install time and ongoing maintenance.
tml top tip - if you're wanting a high-end feel to your tiles but don't have the budget to go all out on one expensive tile, use just a few expensive tiles in a smaller area such as in a niche or behind the sink.
Engineered wood - £££
The most expensive of all the options, but the one that will out live them all and age like a fine wine - engineered wood flooring. If you've ever done a renovation on an old house and ripped up the carpets to unveil solid wood flooring you're likely to have gasped *love heart eyes*! The look of wooden flooring is luxurious and stands the test of time making it a great investment if you have the cash. Although prone to scratches if not protected correctly, wooden flooring is very forgiving and can easily be buffed out. to look brand new again...but in our opinion a bit of character just adds to the charm.
Because of a ply backing, engineered wood is less prone to warping and movement, but do check your 'wear layer' to make sure you've got a few rounds of sanding just in case the worst happens.
Moisture is not its friend so it is not suited to bathrooms. If not properly treated water will absorb into the wood and if it happens over a prolonged period of time the wood can start to rot.
As with LVT, leaving a tea bag on your wood sample overnight will give you a good test on how stain/water resistant that particular finish is!
Engineered wooden flooring is suitable to all investment types if it's already there. Giving it a proper sand and varnishing treatment will save in additional flooring, but doesn't necessarily mean it's cheaper. If you're laying a new flooring then we'd only recommend this for flip, higher end BTL or SA projects due to its cost.
With a multitude of options we understand how it can be overwhelming to know which to choose for your investment property. Remember, whether you're chasing comfort, durability, or sheer style points, the perfect flooring choice is out there waiting to elevate your investment property. Be ready to roll out the red carpet (or the luxury vinyl tile, if that's more your vibe) to your perfect tenants.
