If you are already replacing the tub, take this tile out too and choose a different porcelain tile that you like. I don't think the cost will be that much if you stick with a relatively inexpensive tile. WE recently had a 10 x 10 room re-tiled and I think total may have been around$1600 (can't remember exact figure).

Have regular baseboards cover up the places on the wall where the tile is used as a baseboard.

I need to see the whole space and IMO the 1 st thing to adress is the J&J type bathroom arrangement You do know no matter what those tiles will all need to be removed and the floor patched and leveled before doinf anything.

I am not a fan of the J&J bathroom arrangement to be honest. However, the guest room is across the hallway from the guest bath, and the master bath is the only place to bathe. I think that's why they did it this way. That said, this isn't a condo I want to invest tens of thousands into a bathroom renovation for. Because of all the problems in Chicago right now, I'm concerned about property values.

Here are some better pics for more context

If you want to rent out this space you do NOT want to work with peel and stick tile. It won't look good/hold up with renters. When renting out a space you have to assume you are renting to 'stupid'.

Once the tile has been removed, you will find the subfloor sits MUCH lower than the hardwood. Tile often sits 3/4" tall once it is installed. If you have a level transition between the tile and the wood (or very close to it) then you will create a floor-height issue with peel and stick vinyl.

When looking at the rental market, you want to price out your finishes to suit your audience. If this is a high-end condo that will bring in a higher-than-average rental income then go with the more expensive products. If this is 'entry level' then stick with the tile you have. If you are going for the 'average' renter than you have to decide where to put your investment money.

You have a lot of tile to deal with. This is not a 5'x7' bathroom. This is going to be a bit more expensive than the average bathroom floor. It is what it is. The square footage dictates your job costs.

Demolition for this space is going to be $2-$3/sf. You have already decided on a new tub. Install for that is going to be several hundred (not including purchase).

To install any form of hard tile you will be looking at labour costs of $10-$12/sf (if you are in a poor area of the USA then you might get away with a lower cost of labour...if you are in NYC or Boston you could be looking at more). Cost of tile can be $2-$5/sf. A fully installed tile floor *should cost $15 - $20/sf (again, labour is the BIGGEST cost with tile).

As you can see the cost of tile is only 20% of the total-job-cost. If you want a lower cost product, you can look at a vinyl 'stone-look' or 'tile-look' flooring product (either full glue down = more expensive; or floating floor = cheaper to install). These are different from 'peel and stick' vinyl.

A floating vinyl or glue down vinyl tile (not peel and stick) should cost around $8-10sf for material AND installation. That's about HALF the cost of porcelain tile.

But you still have the floor-height variation.

Thank you for the thorough reply.

I agree about renting to “stupid” because my parents had rental properties. It’s appalling what some people do to a home.

I’ve already passed on the peel and stick idea. I think vinyl plank is my best bet. I’m in Chicago where labor is high so the DIY method is a better route.

As for the tiles as baseboards, I will remove those tiles and do proper baseboard.

I’m looking now at options for how to get the tub installed as one contractor came in at $11500 and another at $8500 (labor only).

Thanks again

Leave the master as is, close the connecting door, and put a small shower unit into the corner of the guest bath where the door is now. Totally better investment.

Get references

@acm you know, I thought about that. Our building is from 1903, converted to condos in 2003. That means plumbing pretty much is what it is. A neighbor did something like what you commented, but it required the floorpan to be about a 10” step up so it can drain properly. It looked kind of weird.

@happyleg yes I’m continuing to shop around. I’m in no hurry on this.

Live with the tub that is too low for you (especially if you are thinking about renting the place out). Leave the tile flooring, but put in real baseboards to replace the tile baseboards. Put more impressive trim around the door. Get a nice new vanity, mirror, and lighting. Paint entire bathroom a complimentary color. Much, much cheaper than what you are talking with removing the tub and the tile.

@julieste - all those are in progress now. I’m refreshing this bathroom as best I can on my own. The door trim is a no go. The door frames are metal because the doors are solid core (heavy). Thanks

Even if the door framing is metal, can't you replace the casing trim? After all, that is just window dressing. Just curious. And, the time to do it would be at the same time the baseboards are installed.

I would not replace those floors. They look fine. I'd take out the tile baseboards and add real baseboards. If you update the rest, the floors will fade into the background. Updated light fixtures, put a frame around the mirrors.

Don't compound the dated floor problem with dated gray colored walls. They won't work well together and gray is really headed out the "current look" door. You could add some interest and distract from the floor with some wallpaper and/or get some colorful art in those rooms.

I am thinking about a complementary color on an accent wall that works with the floors. Or a fun geometric wallpaper, perhaps a cool floral. Undecided.

@olychick there’s always the option of big bathroom rugs to hide the floor too or something suitable in a wet space but not permanent

True for when you live there, but if you have tenants you're probably not going to want to supply rugs. That floor would not put off most tenants, esp if you upgrade the other elements.