"We are thinking of putting PVC or MDF beadboard or wainscotting directly over the tile"

Is there something the matter with the existing tile?

I would not put a floating vanity in a rental. I guarantee you someone will sit on it or stand on it and pull it down.

Other than the fact that it sits almost flush with the drywall (the drywall actually sticks out about a 1-2 mm), there's nothing visibly wrong with the tile. It's ugly square tile from the early 90's though, and it was most likely installed directly over older tile/drywall.

Maybe I should clarify...We're trying to make the place look somewhat "upscale" so that he can charge higher rent. Home that doesn't make us sound greedy...The house is located in a less visually appealing but extremely convenient part of a very, very expensive Boston suburb known for its public school system. My friend paid $625,000 for a 2,300 SF duplex. He plans on occupying one side and renting the other.

Average rent for a semi-decent 3 bedroom in the area is probably around $2300-2400 (updated kitchens with "rental grade" cabinets, appliances, plain beige formica countertops, bathrooms updated with cheapest beige tile available). Then there are more nicely renovated places with stainless steel appliances and "trendy" looking bathrooms that go for $3000+.

So my friend and I are trying to figure out if there's a way to make his property as profitable as possible without taking on too much risk. We both feel guilty about pricing out most middle class families, but he has a mortgage to pay.

Is the tile a bad color or texture? In the rental market here, I don't think that beadboard or PVC panels would be considered more upscale than tile, so only if the tile is really a bad color (and I don't remember the 90s as having ugly tile like some other decades. Boring, maybe) --but only if it's actually ugly would I consider spending money like this. The kitchen is more of a "public" space than the bathroom, so I suppose I could see esthetic upgrades there, especially on something that also added durability like granite countertops.

Agree with pal. If the tile is in good shape and not completely hideous, I'd just paint a coordinating paint color that's in right now but not too taste specific, maybe like Edgecombe Gray or a bluish gray, or Manchester Tan. Try to gauge who your potential tenant is. Let's say they are young professionals, look at West Elm, CB2, Crate and Barrel, IKEA for ideas for a more trendy look.
Also, check out light fixtures (easy update), nice cabinet hardware, more updated towel bar, toilet roll holder, as well as a better than builder grade faucet and shower head. (Costco for faucets).
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Costco had a curved shower rod kit with shower curtain and liner for just under 50.00.

Also, keep in mind that you want durable materials and go all the way up to the ceiling with the tile where the shower is.

[Modern Bathroom[(https://www.houzz.com/photos/modern-bathroom-ideas-phbr1-bp~t_712~s_2105) by Louisville Architects & Building Designers Rock Paper Hammer

Also, check out apartmenttherapy for budget friendly advice.

Here is a link that might be useful: IKEA bathroom reno

In the middle of apt updates right now

Leave the wall tile. Skip anything with fancy wood work legs or wall hung. If the bathroom cabinets are bad, takes measurements and see what the local box stores have in stock. Keep the receipts so you can charge for damages later. If you really think you have to do something, a tan Formica counter should be easy to upgrade.

Location location location is what sells and dictates the rental rate. Not cheap tile cover ups. If you get a bad vibe from a prospective tenant, run. If you really want upscale corporate tenants, go talk to the hr dept and see if they do coporate leasing. Note the might want furnished

I agree with Kippy. Location is everything! We were landlords for 20 yrs in a blue collar neighborhood that over the years went downhill. It became very difficult to find tenants who were clean and wouldn't destroy the place. (I won't even get into the issues with not paying the rent!) Checking with their previous landlords isn't a guarantee because they will use a friend, posing as a former landlord to vouch for them. Get a credit check for sure, if they won't permit you to check into it, do NOT rent to them! If you can get a background check, also good. When we had good renters, it was a nice way to add income. When we had bad ones, it was a nightmare. I'd go with an in stock vanity at the big box stores, something durable that can take some abuse. If you need a new countertop I'd go with laminate. Even with the best of tenants, there will be wear and tear, durability and cost are the things to look for.

Can you provide photo? Tile isnt necessarily dated.

As far as upscale rentals, they look spacious, with current styles (opposed to cheaper dated looking apts) and usually have a polished or unique details that make them seem superior to standard run of the mill apartments.

For spacious what about open storage / shelves and staying within a lighter, cool color pallet.

Avoid the generic cookie cutter apartment look with touches like the mentioned curved shower bar. a framed bathroom mirror, unique vanity lights. Ive seen online faux crown molding by placing a narrow white chair rail up high and just painting small area above it white.

The upscale bathrooms at nice hotels Ive stayed usually have a somewhat modern, minimalistic look. Not outright bare but spa-like, avoiding clutter of lots of small things for fewer larger pieces.

Also think showing a bathroom, how nice to have a bathroom hospitality tray on the counter. Inexpensive basket with a rolled hand towel, decorative soaps, two dollarstore mugs, tea bags. May sound corny but bathrooms tend to look cold anyway and to me it suggests warmth, a bit of pampering / indulgence for barely any money.

I do think new, inexpensive tile would make the place look like it was worth a bit more. Old tile usually has old grout which is the turnoff and it is just as expensive to remove and replace the grout as it is to re-do the whole thing. I would just paint the walls and forget the plastic beadboard. As was mentioned above, keep the look simple and clean. A darker tile such as a faux slate, with darker grout would not show stains as much as white subways with white grout.

Something to consider doing with the old tile is getting a company to come in and repair any grout, then seal it with a color of the tile for a modern look. This will make a fairly drastic change and itâÂÂs relatively inexpensive and done in a day. The house I bought has a sort of off white creamy grey/beige tile through the living areas that I didnâÂÂt like much. The grout was nasty. After the company cleaned it all, repaired the grout and sealed it with a color match to tile it all looks brand new and really nice. They also buffed it all out at the end. ItâÂÂs also amazingly easy to keep clean because the sealer seals the porous grout. ItâÂÂs guaranteed for ten years.

If the bathroom takes a shower curtain check out Deny curtains.

If the cabinets are sound flat panel but nasty looking itâÂÂs very easy and cheap to resurface with a laminate or wood veneer. I have done it myself and it lasted the years I lived in a home several homes ago. Follow instructions exactly and you will have no chipping edges or lifting.

If the countertop is gross there are some very nice FormicaâÂÂs out there. I would change that as itâÂÂs so noticeable.

Keep an eye out at Costco as they sometimes have a nice Hansgrohe single lever bathroom sink faucets for under a $100. I put this in my sonâÂÂs townhomes 2nd bath where grown men have been slamming the handle for over two years now and itâÂÂs still perfect.
Paint.
How does the mirror and lighting look? You can get some nice stuff in the open box section of Lamps Plus. If you sign up for emails sometimes there is additional savings.