Congratulations! If you own a rental unit along the beautiful Alabama/Perdido Key Gulf Coast, you've made what should be a very wise investment.Like all investments, however, it needs to be protected. Whether you've worked and saved to finally be able to buy your first unit or this is one of many condos in your investment portfolio, there are many things to consider before starting the decorating or redecorating process.

One of the biggest mistakes I see new condo owners (and some seasoned owners as well) make is that they treat their rental units like second homes. If you have signed a contract with a rental company and you place your unit on the rental market for the majority of the year, you own commercial property. The furnishings you provide should be able to withstand rental abuse, be easy to clean and maintain, and also look great.

Take a minute and picture your unit. Ask yourself the following questions: Is it clean, fresh, updated, inviting and comfortable? Or, is it dirty, dull, faded, "pieced together" with odds and ends from your attic (no kidding, some people still do this) and neglected? Would you bring your family to your unit and happily pay the asking price? What statement does your unit make about you as an owner? Are you concerned with providing your renters a place they will want to return to? Remember that repeat renters are money in the bank!

While it may be unwise to consider your unit as your second home, it is very wise to think of it as a second home for your renters. Recent statistics show that between March 2000 and May 2002, almost 3,500 new "rentable" units were added to the condo market from the tip of Fort Morgan to the end of Perdido Key. That's 3,500 new rental properties that are competing with yours! Renters have more choices than ever; therefore, if you lose a renter, you probably won't get him back. He'll move to a newer or more updated unit, one that shows how much the owner cares about the comfort of his renters.

With a little knowledge and some common sense, making your condo renter-friendly through the proper use of furnishings and decor can be relatively painless. My job (and I love it) is to make the decorating process easy and fun. Through many years of experience--and several costly mistakes--I have compiled some useful information and come to some conclusions about what products and services work well for rental units on the beach. I'd like to share just a little of that information with you.

First, if you work with a rental management company, establishing a partnership with your rental agent is essential. I know this can be difficult if you must handle everything long distance, but it is worth the effort. Your management company should have a list of vendors with whom the company has established good working relationships. This will help you feel more assured that the people who will be providing goods or services to your unit are reputable.

Second, because the unit you own is technically considered commercial property, it is important to know up front that most warranties will not apply to goods within your unit. For example, this means that even if a carpet carries a 20-year warranty, the warranty is of no value to you for use in your rental unit. The manufacturer, who provides the warranty, is under no obligation to honor it if the product is installed in a rental unit. There are many owners out there who have found this out the hard--and expensive--way.

Now let's talk about some specific areas in your rental unit.

Flooring

Floors are the places where dirt and wear will show the most. If your unit sleeps six people, there will be 12 bare feet (it is widely known that shoes are not required at the beach) covered with dirt, sand, and body oils--the worst thing for floors--tromping all over. A Class 4 or 5 commercial grade ceramic tile with a "slip resistant" finish is a wise choice in all areas of your unit, except the bedrooms. Some units even have tile in the bedrooms, but you may risk complaints from winter guest if you take this route. If you currently have the older, smaller tiles in some areas of your condo, you may want to consider removing them and placing the larger tiles throughout the unit. This may be a little costly at first, but it creates a great look and is easy to maintain. And, remember, the larger the tiles, the less grout to clean!

Choosing carpet can be really tricky. You need to find a professional who can show you the products that will hold up the best in a rental unit. One thing to remember is that all berber carpets are not the same. If you've had a good berber, you've had one of the best products on the market for rental use. If you've had a bad one, you've had a mess. Whatever decision you make about floors, remember that the installer is the last person to handle your selection; he plays an important role in the process. Take time to check his credentials.

I have not mentioned vinyl "sheet good" flooring or wood floors, as they should be the absolute last choice for a rental unit. Neither hold up well to sand or water. Enough said.

For more information about flooring click here.

Window Coverings

Windows are always a challenge in a rental unit. Should you make the investment in good drapes or settle for those awful vertical blinds? I think you can guess how I feel about this dilemma. I realize there is a cost difference between the two choices, but this is one time you have to stop stepping over dollars to pick up pennies--drapes are the best way to go. There are all kinds of new drape applications, including our new grommetted system that I use frequently. (You really have to see these to believe how awesome and maintenance-free they really are!) Take the time to get some estimates. You may find that the cost difference between a good drape and a vertical is not that much more than a few of the maintenance calls that blinds require.

For details about window coverings click here.

Furnishings

Choosing the right furniture is where I see the most mistakes. For instance, did you know that there is a huge difference in sleeper sofa mechanisms? Most in-stock sleepers come with residential mechanisms. These are great for your family room at home when company stays over, but they are not designed to be opened and closed every day in a rental unit. A commercial mechanism can be ordered on most sleepers for a small charge. The proper mechanism will prevent your sleeper from sagging and decrease wear dramatically.

As far as the rest of the furniture in your unit is concerned, it should be fresh, undated, cleanable and easy to maintain. I discourage what I call "free floating" glass tops on end tables and cocktail tables, as they are accidents waiting to happen, and bedding should never be stained or faded. I recommend that the mattress on the master bed be very comfortable; remember that this is where the person who pays the bill will sleep!

To learn more about furnishings click here.

Accessories and Paint

Accessories and paint can really change the look of a neglected unit. Don't be afraid to put some color on those walls. You may find you need less artwork if you do this. A heavy-duty, washable flat paint works well and is less likely to show the imperfections in the walls. With the right accessories, you can create you own look so that your unit will not look like just another "cookie-cutter" condo. I have found that a large piece of artwork or mirror often can replace several small things on a wall and make a better statement. Greenery, such as palm trees and plants (imitation, of course) always warms up a unit. Remember to replace old, faded flower arrangements with something new. Have fun with this part of the decorating process, and your guests will sense your care and want to return.

To visit our accessories page click here; for paint click here.