Key Takeaways
- Best Fiber: Nylon or olefin (polypropylene)
- Avoid: Wool, polyester (unless solution-dyed)
- Pile Type: Low loop or cut-and-loop (berber style)
- Color: Medium tones with patterns or flecks
- Padding: 6-pound density rebond foam, 0.25–0.375 inches
- Budget: $1.50–$3 per square foot installed
- Lifespan: 3–5 years per tenant cycle
- ROI Focus: Minimize replacement cost, not maximize comfort
Why Rental Properties Need Different Carpet Than Owner-Occupied Homes
Tenants don’t treat rental carpet the way homeowners treat their own. They spill things and don’t clean them immediately. They drag furniture without lifting it. They let pets urinate on the floor without reporting it. They move out and leave behind stains, burns, and worn-through patches. The carpet takes more abuse in a one-year lease than most owner-occupied homes see in five years.
Landlords face two competing pressures. First, the carpet needs to look decent for showings and move-ins. Prospective tenants won’t rent a unit with stained or worn carpet. Second, the carpet needs to be cheap enough to replace every few tenant cycles without wrecking the budget. A $5-per-square-foot carpet that lasts seven years makes sense for a homeowner. A landlord who replaces carpet every three years needs something closer to $2 per square foot.
Ottawa’s rental market adds another layer. Winter weather means salt, slush, and mud tracked in from November through March. Tenants don’t always wipe their feet. They drop wet boots on the carpet. The salt grinds into the fibers and accelerates wear. Carpet in an Ottawa rental property needs to handle that abuse without falling apart.
The other factor: turnover speed. When a tenant moves out, you have two weeks to clean, repair, and show the unit to the next tenant. If the carpet is heavily stained or smells bad, you lose those two weeks to carpet replacement. That vacancy costs more than the carpet itself. The carpet needs to survive minor damage and clean up well enough to pass a showing without full replacement.
Nylon Offers the Best Balance of Cost and Durability
Nylon bounces back after compression. A tenant who leaves a sofa in the same spot for two years won’t permanently dent nylon carpet. The fibers have memory. They spring back when you vacuum them. That resilience matters in rentals where furniture placement is unpredictable and tenants don’t bother moving things to protect the carpet.
Nylon also handles repeated cleaning. When a tenant moves out and the carpet is filthy, you can scrub it with a carpet cleaner without destroying the fibers. Nylon holds up to aggressive cleaning. Polyester pills and frays. Olefin crushes. Nylon stays intact.
The downside: nylon absorbs stains if it doesn’t have factory treatment. Untreated nylon is a disaster in rental properties. Wine, coffee, pet urine—it all soaks in permanently. You need nylon with Stainmaster or Scotchgard applied during manufacturing. That treatment costs an extra $0.50–$1 per square foot, but it’s non-negotiable for rentals.
Treated nylon costs $2.50–$3.50 per square foot installed in Ottawa. That’s more than olefin but less than high-end polyester. For a 700-square-foot apartment, expect to pay $1,750–$2,450. The carpet lasts through two or three tenant cycles before it needs replacing. The ROI is better than cheaper options that need replacement after every tenant.
Ottawa landlords with multi-unit buildings often negotiate bulk pricing. If you’re installing carpet in five units at once, installers will drop the price to $2–$2.50 per square foot. The nylon holds up. The tenants don’t complain. The units show well. It’s the default choice for professional landlords.
Olefin (Polypropylene) Is the Cheapest Option for High-Turnover Units
Olefin costs $1.50–$2.50 per square foot installed. It resists stains because it doesn’t absorb moisture. Spills sit on the surface. You blot them up. They don’t leave permanent marks. For landlords who expect to replace carpet after every tenant, olefin makes financial sense.
The fiber is synthetic. It won’t mold or mildew. That matters in Ottawa basements and lower-level units where humidity is higher. Olefin carpet in a basement apartment handles dampness better than nylon or polyester. If the unit floods, you replace cheap olefin instead of expensive nylon.
The tradeoff: olefin crushes easily. It doesn’t bounce back after compression. A heavy piece of furniture leaves a permanent dent. Foot traffic creates visible pathways. The carpet looks worn within a year. For high-turnover units—student rentals, short-term leases, budget apartments—that’s acceptable. You’re replacing it anyway. The low cost makes replacement painless.
Olefin also attracts oils. If a tenant cooks frequently and grease gets into the air, it settles on the carpet. The oils don’t vacuum out. You need a degreaser. That adds to turnover cleaning costs. In units with galley kitchens or poor ventilation, olefin shows grease buildup faster than nylon.
Most Ottawa landlords use olefin in bedrooms and nylon in living rooms and hallways. The bedrooms see less traffic. The furniture doesn’t move often. Olefin holds up well enough. The high-traffic areas need nylon to avoid premature wear. That split strategy keeps costs down without sacrificing durability where it matters.
Low Loop or Cut-and-Loop Hides Wear and Resists Snags
Plush carpet shows every footprint. It shows vacuum lines. It shows crushed spots where furniture sat. It looks worn after six months in a rental property. Tenants complain. Prospective renters notice. You end up replacing it sooner than necessary.
Low-loop carpet—berber style—hides wear. The loops create a textured surface that disguises traffic patterns. A tenant walking the same path every day doesn’t leave visible tracks. The carpet looks consistent even after a year of use. That’s critical for landlords who need the unit to show well between tenants.
Cut-and-loop carpet combines cut fibers with loops. It’s softer than pure loop carpet. It’s more durable than plush. The pattern hides dirt and wear. A flecked cut-and-loop in medium gray or taupe looks clean even when it’s not. That buys you time between deep cleanings.
The downside of loop carpet: some tenants see loops as toys. Cats and dogs pull at them. Kids pick at them. Once a loop snags, it creates a longer strand that gets pulled again. Over time, you get a lumpy surface. If you’re renting to tenants with pets, ask whether they have destructive animals before installing loop carpet.
Most Ottawa rental units use low-loop berber in nylon or olefin. It’s cheap. It’s durable. It hides abuse. A standard 700-square-foot unit costs $1,400–$2,100 for low-loop berber installed. The carpet survives two or three tenants. When it’s done, you rip it out and install the same thing again.
Neutral Colors With Patterns Hide Dirt and Stains
Light carpet shows every stain. A tenant spills coffee, and you see a brown splotch for the next three years. Dark carpet shows dust and lint. A tenant vacuums, and the carpet looks dirty again within hours. Solid colors highlight every flaw. Patterns hide them.
Medium tones work best. Beige, taupe, medium gray, soft brown. Those colors don’t show dirt as easily. They don’t fade noticeably in bright sunlight. They photograph well for rental listings. A neutral color appeals to a wider range of tenants than bold colors.
Patterns add camouflage. A berber with brown, beige, and gray flecks hides stains that would stand out on solid beige carpet. A cut-and-loop with a multicolor pattern disguises wear tracks and crushed spots. The more visual noise in the carpet, the less visible the damage.
Avoid white. Avoid cream. Avoid anything that looks pristine in a showroom. Those carpets belong in design magazines, not rental properties. You’ll spend more time cleaning and replacing them than they’re worth. Stick with medium tones and patterns. They’re boring. They’re practical. They work.
Some landlords try to match carpet to the walls or trim. That’s a mistake. The carpet will wear out and need replacing. The walls won’t. Choosing carpet based on aesthetics instead of durability costs money. Pick a neutral pattern that works with any wall color. You’ll thank yourself three years later when you don’t have to repaint to match new carpet.
Thin Padding Reduces Cost Without Sacrificing Function
Thick padding feels luxurious. It makes cheap carpet feel expensive. It also costs $1.50–$2.50 per square foot. That’s half the price of the carpet itself. For landlords installing carpet in multiple units, padding costs add up fast.
Thin padding—6-pound density rebond foam, 0.25–0.375 inches thick—costs $0.50–$1 per square foot. It provides enough cushion to make the carpet feel acceptable. It doesn’t compress as dramatically as thick padding. It extends the carpet’s life by preventing excessive shifting and buckling. For rental properties, it’s the smart choice.
Tenants don’t care about padding. They care that the carpet doesn’t feel like concrete. A 0.25-inch pad with low-loop berber feels fine. It’s not plush. It’s not luxurious. It’s functional. That’s all a rental property needs.
Thick padding also creates maintenance problems. When a tenant spills something, the liquid soaks through the carpet into the padding. Thick padding holds more moisture. It takes longer to dry. Mold grows faster. You end up replacing both the carpet and the padding. Thin padding limits the damage. A spill that soaks through thin padding is easier to dry and less likely to cause permanent odor problems.
Some installers push thick padding because it increases their profit. They’ll say it’s “standard” or “recommended.” For owner-occupied homes, that’s true. For rental properties, it’s a waste. Use 6-pound density foam, 0.25–0.375 inches thick. Save the money for the next replacement cycle.
Installation Methods That Speed Up Turnover and Reduce Callbacks
Tack strip installation is standard. The installer nails strips around the perimeter of the room. The carpet stretches over padding and hooks onto the tacks. It’s fast. It’s cheap. It works for most rental properties. The downside: poor installation leads to ripples and buckling. Tenants complain. You pay for carpet stretching within a year.
Good installers use a power stretcher. Cheap installers use a knee kicker. The power stretcher pulls the carpet tight and locks it onto the tacks properly. The knee kicker is faster but doesn’t create enough tension. The carpet loosens over time. It develops ripples. You end up calling the installer back to re-stretch it.
Ask the installer whether they use a power stretcher. If they say “we use whatever works,” find someone else. If they say “knee kickers are fine for small rooms,” find someone else. A professional installer uses a power stretcher for every room. That’s how you avoid callbacks.
Seam placement matters too. A bad installer puts seams in high-traffic areas. The seams split. The carpet pulls apart. You see the backing. Tenants complain. A good installer hides seams under furniture or along low-traffic edges. The seams stay intact. The carpet lasts longer.
For landlords installing carpet in multiple units, it’s worth hiring the same installer repeatedly. They learn the layout. They know which rooms need extra attention. They work faster. You get consistent quality. That consistency reduces turnover time. A unit that takes three days to flip instead of five means less lost rent.
When to Replace vs. When to Clean and Stretch
Tenants cause damage. The question is whether that damage requires replacement or just repair. Heavily stained carpet in high-visibility areas—living rooms, entryways—needs replacement. Prospective tenants see it during showings. They judge the unit based on it. Stained carpet costs you tenants.
Lightly stained carpet in low-visibility areas—bedrooms, closets—can be cleaned. Professional carpet cleaning costs $100–$200 for a 700-square-foot unit. If the stains come out, you save $1,500 on replacement. If they don’t, you replace it. Always try cleaning first unless the damage is catastrophic.
Ripples and buckling usually mean the carpet needs stretching, not replacement. A power stretcher pulls the carpet tight again. The ripples disappear. The cost: $150–$300 for a standard apartment. That’s cheaper than replacement. It buys you another year or two before the carpet truly wears out.
Burns, tears, and pet damage in high-traffic areas require replacement. Patching works for small areas, but tenants notice patches. They assume the whole unit is poorly maintained. It’s better to replace the carpet and show a clean, uniform surface. Patches belong in owner-occupied homes, not rental showings.
Odors are the deciding factor. If the carpet smells like smoke, pet urine, or mildew, it needs replacement. No amount of cleaning removes odors that have soaked into padding and backing. Prospective tenants smell it within seconds of walking in. They leave. You lose rent. Replace the carpet. It’s cheaper than weeks of vacancy.
Most Ottawa landlords replace carpet every three to five years regardless of condition. The cost of replacement—$1,500–$2,500 for a two-bedroom unit—is tax-deductible and budgeted into the rental income. Fresh carpet between tenant cycles reduces vacancy time and justifies rent increases. It’s a business expense, not a maintenance emergency.
FAQ
What’s the cheapest carpet for a rental property? Olefin (polypropylene) low-loop berber. It costs $1.50–$2.50 per square foot installed and resists stains well. It crushes under traffic but works for high-turnover units where replacement happens frequently.
Is nylon or olefin better for rental properties? Nylon for high-traffic areas (living rooms, hallways). Olefin for bedrooms and basements. Nylon lasts longer but costs more. Olefin is cheaper but wears out faster. Use both strategically to balance cost and durability.
What carpet color hides tenant damage best? Medium tones with flecked or multicolor patterns. Taupe, medium gray, or beige with brown and gray flecks. Avoid solid colors, white, cream, and dark tones—they all show damage too easily.
How long should rental carpet last? 3–5 years per tenant cycle with proper maintenance. Cheap carpet (olefin) might need replacement after every tenant. Better carpet (nylon) lasts through two or three tenants. Budget for replacement every three years.
Do I need thick padding in rental units? No. Use 6-pound density rebond foam, 0.25–0.375 inches thick. It’s cheaper than thick padding and prevents moisture buildup when tenants spill things. Thick padding is overkill for rentals.
Should I replace carpet between every tenant? Only if it’s heavily stained, smells bad, or looks visibly worn. If professional cleaning and stretching restore it to acceptable condition, keep it. Fresh carpet justifies higher rent, but replacement every tenant cycle isn’t always necessary.
Can I install rental carpet myself? You can, but professional installation costs $1–$2 per square foot and includes stretching, seaming, and padding. Poor DIY installation leads to ripples and callbacks. For multi-unit properties, hire a professional.
What’s the ROI on new carpet in a rental property? Fresh carpet reduces vacancy time and justifies $50–$100/month rent increases. A $1,500 carpet replacement pays for itself in 15 months through faster leasing and higher rent. It’s also tax-deductible.
How much does it cost to carpet a two-bedroom rental in Ottawa? $1,500–$2,500 for olefin or basic nylon with thin padding. $2,500–$3,500 for better nylon with standard padding. Most landlords spend $2,000–$2,500 per unit.
Should I charge tenants for carpet damage? Yes, if the damage exceeds normal wear and tear. Stains, burns, tears, and pet damage beyond typical use can be deducted from the security deposit. Document condition at move-in and move-out with photos.