Landlords Should Expect from Flooring Installers
By Alan Fletcher - 30-year
Carpet and flooring Expert
and Flooring installers should not arrive too early in the morning unless
prior arrangements have been made as the amount flooring installers would
typically arrive and be allowed to begin working in the unit.
flooring installers should notify the manager
upon arrival and request the keys to the unit.
Installers should only park their vehicles in a non-reserved
visitor’s space, unless the manager has provided the installers with a special
place to park their vehicles.
If the unit
is occupied, the tenants may have a preference as
to when the installers should arrive. Sufficient time should be allowed for the
tenants to finish with breakfast and morning showers prior to the arrival of the
of noise generated by
installers is enough to potentially disturb neighboring tenants who may still be
sleeping. The manager of each property should designate a general starting-time.
In most cases, 9 am is the time when most managers and leasing agents open the
rental or leasing office and that is the time when the
There should be no smoking, eating or drinking in the
unit other than water.
Any radio or other music should be kept at a minimum level to
not disturb any tenants.
The installers should not engage in horseplay or any other
activities that could endanger the safety of the tenants.
The installers must at all times keep sidewalks and walkways
free of cords, debris, flooring materials or any thing else that could become a
trip hazard to tenants.
There shall be no throwing or dropping of any materials from
balconies or stairwells.
Open Communications with Flooring Installers
The installers should be given specific instructions
proper person they are to communicate with in the event of a problem or change
of procedure associated with the job. It should be specified in advance that any changes
in the work order must be approved by the owner, manager, or other authorized person available
onsite or by phone.
for Removing and Replacing Appliances and Toilets
The average price for removing and replacing appliances is
$10.00 - $25.00 per appliance. If the flooring installers are paid to remove and
replace the toilets and/or appliances, you should expect that they would put
something down to protect the carpet from spills and stains when they are set on
the carpet. When replacing appliances they must also be sure to double check all
water supply links to be sure there are no leaks.
You should expect them to
communicate with you if there is a problem that should be addressed, (for
instance, if the dryer hose is damaged, or the washer hose is leaking) so you
can deal with the problem.
If, for instance, the dryer hose is damaged, you would expect
that the installer would not re-use the old damaged hose, rather they should
communicate with you so that you would be able to supply a new dryer vent hose
to install before replacing the dryer back into place. You should have dryer
vent hoses and clamps, and washing machine hoses and hose-washers on hand at all
for Removing and Replacing Toilets
The average price for removing and replacing a toilet is
$20.00-$35.00. Installers should always supply and use a new wax ring with a
flange when replacing the toilets. They should be expected to caulk around the
toilet base, but I suggest that you have them leave a small area at the back of
the toilet left un-caulked.
should notify the onsite property manager if the toilet has any
cracks, internal mechanical problems or if it requires a new water-supply hose.
You cannot expect flooring installers to provide the
Washing machine hoses or hose-washers,
Dryer vent hoses or clamps,
Toilet water supply lines
Toilet internal workings or seals
You can expect installers to provide the following
Cost of Floor Preparation
You should expect typical floor preparation charges to
prevail, unless there is more floor preparation needed than usual due to dry-rot
or other unforeseen issues. Floor
preparation charges are typically $25-$35 per hour per person. You should expect to pay
about one hour of floor preparation for every ten yards of vinyl installed on a
typical install without any unforeseen issues.
should also expect to pay for floor preparation based on one-half hour
increments. (If you have 15 yards of vinyl installed expect to pay for 1 ½
hours of floor prep) The property manager should be asked to approve for any additional
floor prep costs in advance and signed off on the installers work order.
You should expect that only Portland cement based floor
patching compounds should be used to patch the floors. White-colored patching
compounds are not acceptable and should never be used. Some installers
use white patching compounds because they dry quicker, but are not designed for
Over Existing Vinyl Flooring:
Floor patch should be applied to all areas of Vinyl with
embossing in order to prevent the old vinyl pattern from
"telegraphing" through to the new layer of vinyl. No more than three
layers of vinyl should be installed on the floor. If there are three layers
of vinyl already installed, all three layers should be removed prior to
installing the new layer of vinyl and/or a new sub floor may need to be
for Concrete Floors:
for Gypsum-based floors:
Upon the discovery of any unforeseen floor damage, installer
should notify the manager at once. You should specify that the manager must
approve any additional charges for floor repairs in writing.
All nails screws and staples are to be counter-sunk. All
seams and hammer indentations, screw holes and voids are to be filled and
leveled with a floor-patching compound.
You may want to specify which type of
underlayment that you
wish to be used. There are several choices. Particle board, Plywood, Luan,
Structure wood or specialty wood products.
You may want to specify the desired thickness that you wish
to be used. If you are removing a damaged ½ inch thick board, then by all means
replace it with a new board at least the same thickness. I recommend that if you
use particleboard or plywood, that it be no less than 3/8" thick to insure
Fasteners, minimum size and length requirements:
It is not expected that vinyl installers replace carpet
transition metals, but you should expect that carpet installers will install
all new metal transitions. You can specify silver or gold colors. There are two
basic types of transition metals, flat-bar and clampdown.
Flat-bar is a flat
piece of colored metal with nail holes every few inches. There are matching
silver and gold nails that are to be used with this type of transition.
Clampdown transition is affixed to the floor and the carpet is stretched over it
and tucked under a metal hood that is then hammered down to hold the carpet in
You can specify
that flat-bar transition metals to be either gold
or silver and in 1 inch or 1-½ inch widths. The 1-inch
wide flat-bar is most common. (there may be an additional charge for
installing new metal, usually $1 to $2 per lineal foot.)
You should expect that carpet seams should not be too
obvious. A well-done carpet seam should be hard to notice. It should not stick
out like a sore thumb.
If a carpet seam looks bad it should be brought to the
attention of the installer as soon as possible, hopefully before he leaves. Proper seam placement is
important. The worst place for seams is in heavy traffic areas, under tables and
chairs, and in major traffic lanes. Every attempt
should be made to place seams in low-traffic locations.
All vinyl seams must be properly sealed with the
manufacturers recommended seam sealer. Best location for vinyl seams are underneath
appliances. Never allow a vinyl seam to be placed under a table or where dining
room chairs are located.
and Flooring Timely Job Completion
You should expect that all carpet and vinyl installation jobs
would be completed in one day,
Unless other arrangements have previously been made. The
manager must be notified as soon as possible if the job cannot be completed on
The Job is Completed
All new carpet should be vacuumed (not all installers will
vacuum but they should!) and all smaller carpet and pad scraps should be cleaned
up and hauled away. All large carpet and vinyl scraps should be rolled up and
given to you for use in the future should you have need to do any carpet or
the carpet has been installed, the carpet should
all be nicely tucked along the floor level. All seams should be nearly invisible
and not have any loose strings or loose tufts.
The carpet should be stretched in tight and there should not be any
loose areas. All new metal should be installed. (In some areas, there is an
additional charge for new metal, usually $1 per foot.)
Upon completion all vinyl areas must be free of any excess
glue on the floor or walls and all areas should be swept clean. All excess vinyl
materials and installation debris should be removed from
All lights and heaters
should be turned off. All appliances should be replaced and toilets
re-installed with new wax rings. All keys must be returned
to the manager and all windows and doors must be locked upon departure.
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