Real Estate

  • Written by Julie Scott

Is it time to replace the stained, matted, and crushed carpet in your investment property? If your tenant has given notice to vacate, it’s the perfect time to plan replacing the carpet when they move out and the property is empty. By replacing the carpet you may be able to attract a higher rental income from the new tenants. Selecting new carpet seems like an easy task to perform but how do you choose the best carpet for your property? This article will help.


Stain Resistance


Stain-resistant carpets will look good over a longer period of time. Polyester carpets are most resistant to stains. On the other hand, they are quite susceptible to crushing and matting.

Carpets are usually treated in order to increase its stain resistance. If the fiber is treated topically (i.e. only the fiber’s visible tips are treated), chances are it will wear off sooner. That’s why it is better to invest in a carpet with fiber that is treated deeply, along its whole length.




Softness is an important feature when you’re choosing a carpet for areas where people tend to

be shoeless, like the bedroom. You should take into consideration that even though high-density and high-twist carpets are quite durable, they are not very soft. From a rental property perspective, this may not be as important as it would be if it were your family home.




When purchasing carpet for an investment property, take a moment to think about the type of people who will live in your property. Will it likely be families with kids and pets? New legislation in Victoria means your tenants will be given the right to have pets in the home. It’s possible other states will also adopt this legislation so making your property as durable to pets as possible is as option. Alternatively, the best solution might be choosing a cheaper carpeting option and factor in the fact you’ll need to replace it more frequently.

If you want to trash-proof your property as much as possible, there are three crucial factors to take into consideration – density, fiber, and twist. Forgive the technical jargon here but it will help you ask the right questions when purchasing carpet.


  • Density is a term that describes how close together the fiber tufts are pressed. A high-density carpet is stronger than a low-density option. As a rule of thumb, fiber tufts should be one-sixth of an inch apart.


  • When it comes to materials for rental property carpets, most experts agree that nylon is the best fiber for carpets, followed by polypropylene, and polyester.


  • The twists’ number also affects durability. If the carpet’s fiber tufts are twisted seven times/inch, it will last longer when compared to carpets whose tufts are twisted four times.


How to Choose the Best Pad


The pad type also plays an important role since it forms the foundation for the carpet. The first thing to take into consideration is its material.


  • Fiber/hair — These pads are quite dense and are usually used for commercial carpets, i.e. carpets withstanding heavier traffic.

  • Foam — This is not a very good choice of padding material from a quality perspective however it is cheap so it might be worthwhile for an investment property. The downside is it compacts easily and you can’t reuse it.

  • Rebond — Rebond is quite affordable and long-lasting. It is actually higher-density foam and is stronger than ordinary foam. Rebond pads are also good for areas under heavy traffic. Even if you need to change the carpet frequently, you won’t need to change the pad every time. This will work out cheaper in the long-run for your investment property so if your strategy is to buy and hold property long-term, this is probably the best option for you.

  • Rubber — Rubber is the best type of pad since it is quite heavy. The only downside is that it is very expensive so investors will very rarely choose this option.


After you decide which padding material you’ll use, you need to think about its thickness and density. Of these two features, density is more important since it determines the pad’s quality.

For investment properties, experts recommend four-pound density, with a thickness from 3/8 inches to 7/16 inches, if possible made of rebond. This padding should last up to five years. If you’re looking for a reusable pad, then you should opt for six-pound density.


Cheaper Carpet Varieties


Oftentimes, inexpensive carpets mean lower twist and lower density. They’re usually made of polyester and you’ll need to change them after 1-2 years. When you crunch the numbers you might be fine with this option. Simply factor in the cost of carpet replacement every time you change tenants. Tenants may be attracted by the new carpet and you’ll likely attract a higher rental income.

When buying carpet, ask for vendor recommendations and consider shopping from local, smaller companies. Unlike the large, national companies, local carpet companies usually have better installers. For example, provide great advice, prices and excellent workmanship.


Quick Tips


  • Make sure the company gives you an accurate assessment of the square metres. Companies that fail to do this may give misleading ballpark pricing.

  • Check how the carpet is installed before you pay the invoice. This way you’ll save yourself extra time and money for corrections.

  • Ensure your real estate agent takes note that the carpet is in new, perfect condition and reports any damage at the end of the tenancy so you can be compensated.

  • Forget about accessories. No matter how tempting they might sound, add-ons like antimicrobial treatment or memory foam are often unnecessary but will increase the final price.


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