Simple bathroom remodel options

[dragonwalker]

I bought a 943 sq ft. 2B 2B condo in May 2021 for $375K where I rent half the condo to a tenant for $1,000/month and live in the other half. The bathtub of the tenant bathroom has had a loud creaking sound ever since I bought the home. The bathtub is probably the original one from when it was built in 1990, the cheap white acrylic kind. The creaking is probably the early stages of the tub failing at some point.


This tenant has not made an issue of it, but I have a month-to-month tenancy so he could leave on short notice. I’m trying to think ahead and I’m considering doing a simple bathroom remodel where I would change the tub/shower with something like one of those stone shower ones. My goal is to add value and quality but nothing to fancy. My thinking is it’s to repair/replace something that is starting to go bad, possibly be a nicer amenity to increase rent for the next tenant, and ultimately help in home value when I sell.


Since the existing tub is going bad is this something I can get away expensing? I’m not to familiar with the rules but from what I can tell the typical process is to depreciate over 10 years. For those of you that know what would the cost of something like this be? I have a 2nd floor unit and the bathroom is a bit on the smaller side basically as long as the tub is and not much wider than the length of a tub. Again, my initial idea would be to limit the remodel to just the tub and change it into one of those stone/tile standing showers. In people’s experience how long would something like this take? What are maybe some other options for the tub material or style wise that are better than an acrylic tub but don’t cost a fortune? Also, I’m currently only thinking of doing this for the tenants room and not my own since my bathtub seems fine but at the end of the day when I sell, would it be particularly odd if 1 shower tub is remodeled and the other were not?


I don’t know how long I plan to live here but due to work and a few other factors at least 6 more years.         

[former player]

The creaking is possibly not because there is anything intrinsically wrong with the tub but because it doesn't have adequate support.  Is there a side panel that can be removed in order to look underneath the tub?  If so, and your tenant were kind enough to stand/sit in the tub and make it creak while you looked underneath you might find the source of the problem and be able to remedy it.

(I'm assuming there is nothing obvious around the outside, such as cracked tiles or split caulk, that indicates where the problem is.)

[dragonwalker]

No, there is no side panel that can be opened to inspect. From my research the only thing that might be able to be done is to cut a hole into the wall on the one end where the closet is and possibly inspect underneath. Repairs that could be done would then involve pumping some kind of insulating foam that appear to have fairly poor results. My understanding is the creaking is due to the failure of supports beneath the tub. As of now there are no obvious cracks.

[Dicey]

If there is water seepage involved, better to solve it sooner than later. Opening the drywall in the closet seems a fairly non-invasive way to learn more.

[Jon Bon]

Yes I had the creaky bathtub, it likely will eventually develop a crack. I would try to find a time when the tentan is on vacatiojn or something and try to replace the tub.

If its a <$2000 repair I would for sure expense it. I assume you are schedule E? What the law is? No clue.

[Archipelago]

I have a stand up shower (no tub) in similar condition I'm currently dealing with. 90s fiberglass with some spider cracks and the glass door is bent out of shape. You can have a corporate company like Bathfitters do it (laser cut, custom), they do nice work that comes with a lifetime warranty, but it's expensive. Mine was quoted at $9,000 and that was without a glass door. Can't spend that kind of money for a rental property shower.

For an equal replacement the contractor I know and trust quoted around $4,000. Yikes. It's expensive for materials, expensive to have someone do it the right way, just expensive all around.