Make Your Property Stand Out This Leasing Season
June is peak leasing season in Columbus, and competition for quality tenants is fierce. With more options on the market, renters are being choosy. That means your property needs to do more than just check the boxes… it needs to stand out.
Thoughtful rental property upgrades for tenants can make all the difference. Not only do they help your listing rise to the top, but they also encourage long-term renewals and fewer vacancy headaches.
In this post, you’ll learn:
- Which upgrades Columbus renters care about most
- Affordable improvements that offer high ROI
- What to skip, and how property managers help you upgrade strategically
Why the Right Upgrades Keep Tenants Longer
Rental property upgrades aren’t just about aesthetics… they send a message. When tenants see clean, modern features, they recognize the care behind the property. That emotional connection is powerful. It’s what helps renters feel proud of where they live (and more likely to stay).
A fresh, well-maintained home signals respect and stability.
First impressions count. In today’s fast-moving market, renters are comparing multiple listings in a single afternoon. When your unit looks updated and move-in ready, it wins attention fast, and could be leased before the next showing even happens.
Longer tenant stays also mean lower turnover costs. Fewer move-outs reduce the number of times you’re paying for:
- Cleaning and repairs
- Marketing and leasing
- Vacancy gaps
Did you know? The average turnover can cost landlords between $1,500 and $3,000 once you factor in vacancy, repairs, and labor. Holding onto great tenants with a few smart upgrades? That’s money well saved.
Happy tenants = stable cash flow.
The bottom line? When tenants feel valued, they treat the property better, renew more often, and create less stress for you as the owner.
Top Features Columbus Renters Look For
Columbus renters aren’t just looking for a roof over their heads – they’re looking for a home that fits their lifestyle. With competition tight in popular neighborhoods, units that offer convenience, comfort, and modern amenities consistently lease faster and retain tenants longer.
Want faster leases and lower turnover? Invest in features tenants actively seek out.
In-Unit Laundry
This is a big one. Especially in single-family homes and small multi-family units, having private laundry can be a deciding factor. It eliminates trips to laundromats or shared basements and makes daily life easier.
Bonus: In-unit washers and dryers reduce wear on shared machines and lower tenant complaints about laundry access.
Central Air Conditioning
Ohio summers are hot and humid, and renters know this. Central air adds real comfort and is often a non-negotiable for higher-quality tenants. If your property still relies on window units or no AC at all, this upgrade can significantly increase appeal.
Updated Kitchens & Bathrooms
These two spaces carry the most emotional weight during a showing. Dated fixtures, discolored grout, or old appliances send the wrong message. But you don’t need a full remodel. Small touches like:
- Modern cabinet hardware
- A fresh vanity or faucet
- Stainless or newer appliances
…can change the entire feel of the space.
Smart Home Features
Tech-savvy renters love convenience. Features like smart thermostats, video doorbells, and keyless entry are small investments that show your property is modern and secure. Plus, they can help you reduce maintenance calls and improve energy efficiency.
Outdoor Space
Even a small fenced yard, private patio, or balcony can make a big difference. Renters with kids, pets, or a love for gardening want outdoor space to relax and unwind. Highlighting these features in your listing can widen your appeal.
Pet-Friendly Policies
More renters have pets than ever before, and if your unit doesn’t allow them, you could be missing out. Thoughtfully allowing pets (with reasonable deposits and rules) can reduce vacancy and increase tenant satisfaction.
Pro Tip: Properties that allow pets often lease faster and renew more often than those that don’t.
Smart, Affordable Upgrades That Pay Off
Not every upgrade needs to be major. In fact, many of the highest-ROI improvements are small, cost-effective tweaks that improve the way a property looks and functions.
A few well-chosen upgrades can elevate your entire rental experience, without blowing your budget.
Fresh Paint & Modern Hardware
A fresh coat of neutral-colored paint instantly brightens and cleans up a space. Combine that with new cabinet pulls, door handles, and light switch covers, and you’ve got a refreshed look without a full renovation.
Tip: Brushed nickel and matte black finishes look modern and appeal to a wide range of tastes.
Energy-Efficient LED Lighting
Swapping out old light fixtures or bulbs for LED alternatives makes your unit feel brighter and more modern, plus it helps tenants save on utilities. It’s a low-cost upgrade with high perceived value.
Luxury Vinyl Tile (LVT) vs. Carpet
LVT flooring is stylish, durable, and waterproof. Compared to carpet, it requires less maintenance, holds up better to pets, and appeals to modern renter expectations. It’s especially popular in living areas, kitchens, and bathrooms.
LVT looks like hardwood but stands up to rental wear and tear.
Storage Improvements
Extra storage is always appreciated. Simple upgrades like closet organizers, pantry shelving, or built-in hooks in entryways and laundry rooms can make a space feel more functional and renter-friendly.
Little details like storage upgrades help tenants picture themselves staying long-term.
When you focus on these kinds of improvements, you’re not just making your unit look better – you’re removing friction. These upgrades make the tenant’s day-to-day life easier and show that the home is cared for.
Avoiding Over-Improving Your Rental
It’s easy to fall into the trap of over-improving, especially when you want your rental to shine. But not every upgrade pays off, and some can actually hurt your ROI.
Don’t install granite in a $1,000/month rental.
Luxury finishes like granite countertops, high-end tile, or custom cabinets may look impressive, but they often won’t command significantly higher rent in a mid-tier neighborhood. Worse, you may be pricing yourself out of the market.
Instead, aim to match your upgrades to the rent tier and tenant expectations for your property class. In Columbus, that often means clean, durable, and functional over flashy.
Think about what your target renter truly values. A young family looking to rent a $1,200/month duplex isn’t expecting designer appliances, but they will appreciate new flooring, central air, and a well-maintained yard.
Over-upgrading doesn’t just waste money… it can increase risk.
High-end features tend to cost more to repair or replace. If your tenants aren’t likely to treat them with the same level of care, your maintenance costs (and frustration) go up.
Stick to upgrades that align with your long-term goals. The smartest investors know that a steady, consistent return beats an overbuilt unit with a low ROI any day.
How Property Managers Help You Upgrade With Purpose
Here’s what most landlords miss: upgrading a rental unit isn’t just about looks – it’s about strategy. A good property manager brings market insight and operational know-how that takes the guesswork out of property improvements.
Smart upgrades are informed by tenant demand and rent data, not guesswork.
Market-Informed Advice
Property managers work with hundreds of renters. They know what features are trending, what renters are asking for, and what they’ll actually pay more for. That insight helps ensure you’re not overspending on things tenants don’t value, or under-improving in areas that matter.
Vendor Coordination
Even small projects can become a time-consuming headache. Property managers handle the entire process: collecting bids, vetting vendors, scheduling the work, and making sure it gets done on time and on budget.
You don’t need to play general contractor. Let your PM handle the logistics.
ROI Tracking
Experienced managers track performance over time. They know what kinds of upgrades actually moved the needle, whether it was higher rent, quicker lease-ups, or longer lease terms. That data helps you make sharper decisions for future projects.
Ask Your Property Manager These 3 Questions Before Your Next Upgrade:
- What features are renters asking about in my area?
- Will this upgrade help justify a rent increase?
- How long will it take to complete, and how will it impact vacancy?
When you have the right partner guiding your upgrades, you spend less time guessing and more time growing your rental income.
A great PM doesn’t just maintain your property – they help maximize its potential.
Ready to Make Smarter Upgrades?
Small upgrades make a big difference when it comes to lease renewals and reducing vacancy. Whether you’re trying to lease faster this summer or cut down on turnover, smart improvements pay off.
Want help prioritizing upgrades that actually matter? RL Property Management helps Columbus landlords make informed, profitable decisions that tenants appreciate.
Contact us today to find out which improvements will help you stand out (and stay fully leased year-round).