Making the right renovations can significantly increase the value of a rental property—but not all upgrades are created equal. In Utah’s dynamic and fast-growing rental market, where tenant expectations are evolving and competition is heating up, knowing which improvements deliver real returns is key to maximizing your investment.
Whether you own a single-family home in the suburbs or a multi-unit property in Salt Lake City, your renovation decisions should reflect both market demand and long-term durability. Let’s explore the seven renovations that typically pay off in Utah’s rental market—and three that tend to fall flat.
7 Renovations That Pay Off
1. Kitchen Updates
Kitchens remain one of the most important spaces in any rental property. In Utah, where families often gather and cook together, a functional and modern kitchen is a huge draw.
You don’t need to go for a full remodel. Minor upgrades—like replacing outdated cabinet hardware, updating countertops with durable materials like quartz, installing a modern backsplash, or adding energy-efficient appliances—can have a significant impact on appeal and rent value.
Prospective tenants will appreciate clean, stylish kitchens that feel fresh and ready for use. In competitive areas like Salt Lake City, a minor kitchen facelift can be the difference between a quick lease and prolonged vacancy.
2. Bathroom Improvements
Much like kitchens, updated bathrooms play a critical role in how tenants perceive a property. Replacing old vanities, improving lighting, adding low-flow toilets, and updating faucets and showerheads with modern finishes can go a long way.
In Utah, especially in older properties, many bathrooms still have dated tile and fixtures. A relatively small investment in new flooring, water-saving plumbing, and brighter lighting can yield a noticeable increase in rental value.
3. Durable Flooring
Carpet tends to wear quickly in rental homes and often requires replacement between tenants. In contrast, installing durable, easy-to-clean flooring such as luxury vinyl plank (LVP) or laminate can reduce long-term maintenance costs and appeal to renters.
Utah’s varied climate—wet winters, dry summers—makes LVP particularly attractive. It handles temperature swings well, resists moisture, and is attractive to both families and pet owners. The result is a cleaner look that’s easier to maintain and longer-lasting.
4. Energy-Efficient Windows and Insulation
Utah’s climate can be extreme, with hot summers and snowy winters. Renters are increasingly energy-conscious, especially with rising utility costs. Replacing old windows with energy-efficient double-pane models and improving insulation can enhance comfort and reduce utility bills.
These types of upgrades appeal to both tenants and eco-conscious investors. Plus, some local incentives or tax credits may help offset upfront costs.
5. Smart Home Features
Modern tenants are tech-savvy and increasingly expect homes to reflect that. Adding features like smart thermostats, keyless entry systems, and video doorbells not only enhances security and convenience but also signals that a property is modern and well-maintained.
In urban Utah markets, especially in tech-driven areas like Lehi and Salt Lake City, smart home features can boost your rental’s competitiveness and justify higher rent.
6. Fresh Interior Paint
Never underestimate the power of a clean, neutral paint job. A fresh coat of paint is one of the most cost-effective ways to give your property an instant facelift.
Neutral colors like light gray, beige, or soft white appeal to a broad audience and make spaces feel brighter and more open. In Utah’s rental market, where tenants range from students to families to professionals, this broad appeal helps maximize your pool of applicants.
7. Outdoor Living Spaces
Utah residents love the outdoors, and a well-maintained patio, deck, or yard can be a significant draw for renters. Simple upgrades like adding outdoor lighting, reseeding the lawn, or installing a low-maintenance patio can boost curb appeal and increase tenant satisfaction.
Properties with private outdoor spaces tend to lease faster, especially to families and pet owners. It’s an upgrade that aligns with lifestyle preferences unique to Utah’s active population.
3 Renovations That Don’t Pay Off
1. High-End Luxury Finishes
While granite countertops, top-tier appliances, and designer fixtures may be attractive, they don’t always deliver proportional returns in a rental setting. Most renters are not willing to pay a significant premium for ultra-luxurious finishes, and these materials can be costly to repair or replace when damaged.
In Utah’s rental market, especially outside high-end neighborhoods, the key is to aim for modern, clean, and durable—not extravagant. Unless your rental targets high-income tenants in exclusive areas, expensive luxury upgrades rarely pay off.
2. Wall-to-Wall Carpeting
Although carpet was once a staple in rental homes, it’s fallen out of favor—especially among younger tenants and pet owners. Carpet can hold odors, stain easily, and wear down quickly, leading to frequent and costly replacements.
In most Utah rentals, especially with families or college students, opting for hard-surface flooring makes more financial sense in the long run. Carpet might still work in bedrooms, but avoid using it throughout the property.
3. Pool Installation
While a pool might seem like an attractive amenity, it rarely pays off in a rental context. The high cost of installation, ongoing maintenance, liability concerns, and seasonal usability all work against its value proposition—especially in Utah’s colder months.
Unless the rental is in a luxury segment or includes shared amenities in a multi-unit complex, installing a pool is more likely to become a burden than a benefit.
Maximizing Renovation ROI in Utah’s Rental Market
Before you begin any renovation project, it’s essential to consider your property type, target tenant, and location. A college rental near the University of Utah may call for different upgrades than a suburban family home in Sandy or Draper. What works in downtown Salt Lake City might not make sense in rural Utah County.
One helpful strategy is to analyze your local rental competition. Visit comparable properties, check listings, and evaluate what tenants in your area value most. Then, budget your renovations accordingly.
Also, keep long-term maintenance and turnover costs in mind. The best renovations not only increase rent but reduce operational headaches over time. Durable materials, energy efficiency, and low-maintenance finishes pay off every month, not just at the time of leasing.
Partnering with Wolfnest for Smarter Renovation Decisions
At Wolfnest, we help property owners make strategic decisions that improve long-term rental performance. Our local expertise in Utah property management allows us to evaluate each property’s unique needs and recommend the most cost-effective upgrades.
Whether you're preparing to rent out a newly acquired investment property or planning updates between tenants, our team is here to help you invest wisely and manage efficiently. From renovation advice to full-service property management in Salt Lake City and beyond, Wolfnest is your trusted partner in maximizing rental returns.
