WWYD - updating kitchen between tenants

[vanillacourage]

I manage my grandparents' rental properties now that they are in senior living.  One of their long-time renters recently moved out and there is some deferred maintenance to take care of.  The kitchen looks really rough - floor needs replacing, new paint on wall & trim, etc.

Here is the kitchen currently - bad layout, outdated cabinets, outdated "butcher block" laminate counters, etc.

Main wall -








My first thought was to paint the cabinets white and get new laminate countertops that would stretch around the corner to meet the stove, because that space in-between is driving me nuts.  Upon closer inspection, there is this:



Guessing air-flow is an issue and that's why there's no cabinet there.  Any solutions to recommend?

So - new floor and paint are a must, but how far would you go with the rest of it?  Any materials you'd recommend for a good combo of durability/attractiveness for a rental?

I can't go crazy with a remodel, but I am willing to spend a few thousand to make the house move faster when it comes up for rent.

[thatgirl2478]

So yeah, you CAN put the vent in the toe kick, but even then you'd have an awkward layout because of that chimney corner (I assume that's what that wall bump out is).

Depending on how deep that bump out is, you could consider putting upper cabinets on that wall - but mount them lower and put a shallower depth counter on top of them - so you don't loose counter space if you shift the stove to the other wall.

I hate it when kitchens have free standing stoves & fridges - but I think the fixes for those issues are more intensive than what you want.

[downtoearth]

Is it hard or easy to get renters there?

If it's easy to get renters, I'd replace the floor, get new counters, and wash the cabinets, but not paint yet. White painted cabinets are harder to keep clean and so for a rental that was easy to rent already, I'd just leave the oak.

As for the corner near the stove, can you get a cart or if you can wrap the counter, maybe just use a wall support and then legs (like below) at the front to have a sort of tiny prep counter that you could put recycling or something below?

[TBM]

A gas stove with no vent? I would be more concerned with that than anything else.

[emoflamingo]

Jul 2, 2013 15:52:52 GMT -5 FormerlyRR said:

Well, I'd see if you could switch the stove and that end cabinet, then go ahead and fill in the counter space with a narrow cabinet for cookie sheet storage. It is possible to run a vent extension under a cabinet through the toe kick to solve that problem. Then switch the upper cabinet over as well, and put an OTR microwave in to vent the stove. A small upper cabinet for that space is about $50-60 at lowes or HD.
ETA: you might have to cut the back of the lower cabinet to make it not stick out in front of the stove. But it would still be a better layout. 

Our old house had this solution. Super surprising for the AC to kick on in the summer if you're standing in that area because dang the toes get cold!

[pitterwoo]

This approach is what I would do too.

Eta: that was to quote downtoearth

[thinkofthesoldiers]

New floors, new counters. I'd remove the apron at the above the sink. I'd install wall storage in that awkward spot by the stove (something deep enough for cans or small boxes, but far enough away that it doesn't pose a fire hazard). I agree with the idea of the hood over the range, but you'll have to figure out how to vent it. I love microwave/vent combos, so do that if you can.

I like the idea of painting the cabinets as well. Really, that kitchen has such little storage, so if you can add any more, do it. That wall where the fridge is seems like such wasted space. Is it big enough for a little table and chair set? If not, then add some shelves there. Or the kitchen island on wheels for more prep space. I'd add a shelf that runs the length of that wall too above the window.

[Deleted]

I'd paint the cabinets white then keep the countertops if they are in good condition. I'd paint the trim white and the walls something neutral. Put the fridge where the oven is. Put the oven where the fridge is (maybe turn the oven so it opens towards the windows. Put a exhaust hood right above the stove, it'll be cheap to vent it outside since that's an exterior wall.

[sillygoosegirl]

I'm trying to talk my parents into doing this with the kitchen counter tops in their rental that is turning over:

www.remodelaholic.com/2012/03/affordable-stainless-steel-countertops-diy/

I think the cabinets themselves look just fine as they are now. I wouldn't do anything to them aside from maybe new counter tops (though nothing in the picture makes me think even the tops need redoing).

I like your idea of extending the counter around that corner next to the stove. You could skip putting a cabinet there to punt on the airflow problem. You could just put a shelf, or nothing. It would make a good space to store a trashcan or step-stool if there was counter above and nothing below (except enough to hold up the counter, obviously).

[sillygoosegirl]

Jul 3, 2013 15:00:25 GMT -5 numbers said:

I'd paint the cabinets white then keep the countertops if they are in good condition. I'd paint the trim white and the walls something neutral. Put the fridge where the oven is. Put the oven where the fridge is (maybe turn the oven so it opens towards the windows. Put a exhaust hood right above the stove, it'll be cheap to vent it outside since that's an exterior wall.

I like the idea of switching the stove and the fridge.  If you do that, you might put a tall pantry cabinet in the gap instead of extending the counter top.