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Where to Start
It’s important to have a good-looking, functional bathroom
that will appeal to tenants but it’s just as important to installfittings that are good quality, long-lasting and affordable.
‘The majority of people make decisions about their bathroombased on the aesthetics and price,’ says Nick Watchorn, MDof Landlord’s National Property Group (www.lnpg.co.uk).‘But landlords need to take a step back and look at thequality first and foremost because they don’t want to buyproducts they have to keep replacing. I usually pick mid-range bathroom suites that I know are fit-for-purpose andinvest in nice tiles to make my bathrooms look good – youcan’t go wrong.’
How much do you have to spend?
Doing the sums and working out how much to spend is goingto be a personal decision. Think about the expectations ofthe tenants you want to attract and how much rent you’llrecoup over the lifetime of the bathroom. Allow for mortgagerepayments, insurances and general maintenance, plusunexpected repairs and replacements that might crop uphere and elsewhere in the property.
Broadly, products tend to be categorised as entry level, mid-range and top of the range and ultimately you’re looking forproducts that are fit-for-purpose. Don’t always be swayed bya cheap price as some entry level products don’t include theextras like a toilet seat or bath panels and costs can soonmount-up. You may also decide on investing more from the
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start and choose a top end shower enclosure because itcomes with a lifetime guarantee – and peace of mind.
Long-lasting and easy to maintain bathrooms
Long-lasting products are key to hanging onto your profit
margin and that means finding bathroom and toilet productsthat are easy to maintain.
The simplest of designs work best because there’s nothingcomplicated to go wrong. A basic, single level mono tap witha straight spout has no nooks and crannies to collect dirt. Afixed shower wet room glass panel – unlike a hinged, foldingor sliding door – has no moving parts to potentially go wrong.But if you like a framed enclosure then make sure you buy atthe top end of the specification and choose one with quickrelease metal core rollers so the enclosure is easy to clean.
There are also a few handy tricks to avoid problems beforethey occur. Nova-Flo (www.nova-flo.com) prevents flooding– and costly redecoration – by shutting off the water when itreaches the overflow so a running tap can’t cause damage.
Another good tip is to fix an isolation valve to the flexiblehose when installing taps. This means if you need to changeor fix the tap you can stop the flow of water at the tap withoutturning off the water in the entire house.
Reputable businesses and guarantees
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Products with long guarantees offer you protection and
peace of mind. Also look for reputable companies with areliable customer support – and even a specialist trade arm– that can come quickly to your aid. Our bathroom fittingscome with a minimum ten-year guarantee, and someproducts, like the 8 Series shower enclosures, offer atwenty-year guarantee.
Hiring the right tradespeople
Fitting a new bathroom will save you money but may be afalse economy if you’re not confident at DIY. If you’re startinga bathroom completely from scratch you’ll need a plasterer,tiler, plumber and electrician. Focus on the jobs that don’tneed specialist intervention like removing the old tiles andbathroom fittings. Don’t forget a qualified electrician mustconnect the electrics and provide a certificate of installation.
Top tips:
• If in doubt, consult your tradespeople before buyingproducts in case they are aware of any installation issues thatcould impact your choice.
• If your products arrive a long way in advance of installation,do check the delivery within the specified returns period.
Follow simple safety rules like having help to manhandlelarge tiles and glass panels, and check for the location ofpipes and electric cables before you drill into the wall. It’s agood idea to wear safety goggles too.
The cost for a professional installation will depend if thewalls need re-plastering, how much of the room is tiled andhow long it takes to install the fittings. Look out for fittings
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designed to be quick and easy to install to keep labour coststo a minimum.
Maintenance
Easy access afterwards will make life a lot easier if a pipesprings a leak or a cistern needs fixing. For example, fittingshower pipework over the top of the floor surface will bemore accessible than if the pipes are fitted under thefloorboards. In which case, access might mean removing theshower tray or going through the ceiling in the floor below.
The Options
Baths
A shower bath is the most practical and cost effective
option if you don’t have room for a separate shower. Often1700mm straight baths are best as it’s simplest to replacepanels and screens in standard shapes and sizes, shouldthat be necessary.
If you are less worried about practicality and want yourtenants to have that little bit of extra room in their showerbath, some are designed wider at one end for showeringwith extra steep sides so the water is less likely to splash
over onto the floor. Our P-shaped and L-shaped shower
baths come in standard 1700mm lengths as well as
1600mm and 1500mm, while the L-shaped, Curved
Ended and Square Ended baths come in 1800mm too.
All shower baths come with a bath shower screen that
opens inwards and outwards by 180° to avoid knocking intoanything. The tempered safety glass has been designed withdimensions to keep the water inside the bath and protect thefloor. A 20mm adjustment tolerance on the screen means itcan be aligned to be watertight even if the walls or flooraren’t level. A transparent cover cap on the corner join of the
bath screen seals protects them from damage. A shower
bath is good value as the price includes a side panel and
glass bath screen.
All our baths have six small feet that can be adjusted so the
bath is level and supported. The L-shaped bath edge has
been reinforced on three sides so holes for the taps can bedrilled and installed at the end, in the middle or the side.
Another option is a straight 1700mm x 700mm available
with side and end panels so it’s easy to get to the plumbing.White acrylic panels are 5mm thick, and premium
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engineered wood panels are 18mm with a durable vinylfinish in a range of wood effects like Walnut, Light Oak andeven Zebra! The standard size of the bath makes sourcingand replacing bath panels or a bath screen much easier.
If you can, place the waste hole at the opposite end toshowering as this is the potential weak point in a bath.
Showers
An exposed shower rail kit is fixed onto the tiled wall and
concealed showers are hidden behind the shower wall with
a wall or ceiling mounted shower head. An exposed rail
for shower and baths is easier to access if there’s a leak andquicker to install than a concealed shower – potentiallysaving you on fitting costs. All our shower sets are exposed;
good mid-range options are the Leoni and Neuman.
Always choose a thermostatic valve/mixer tap. There’s norisk of scalding because the water temperature doesn’tfluctuate even if someone turns a tap on elsewhere in thehouse. It’s also recommended you install a thermostaticlimiter valve, which sets the maximum temperature for hotwater.
Although shower heads are handy for cleaning a bath, thehose can leak and the head can be heavy, and if it drops intothe bath, it could cause damage.
Walk in showers can offer the most longevity because they
don’t have moving parts which should mean lessmaintenance. When you’re considering moving parts, the
less the better (for long term maintenance), so a framed
shower enclosure with and a hinged door is the perfect
choice. If you do prefer a sliding door then ensure the rollersare of a high specification. Make sure the glass is
toughened, which it generally is these days – our 8 Series,
is 8mm thick toughened glass and comes with a lifetimeguarantee. If you’re looking for something more affordable,
the 6 Series shower enclosures with 6mm toughened glass
are a good mid-range choice and come with a 20-yearguarantee. Both offer designs with sliding and hinged doors,as well as the curved quadrant shape. Hinged doors have amagnetic closing mechanism and sliding doors operate on
rollers; the 6 Series and 8 Series Framed Sliding showers
have quick release rollers for easy installation and cleaning.
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Look out for products with Easy Clean glass. The protective
coating reduces the build-up of soap and limescale so theglass stays clear for longer.
A shower tray made with stone resin is a solid choice. Our
Stone Resin and Concealed Waste Trays are coated with
scratch-resistant ABS acrylic. Features like the top access
waste outlet in the Concealed Waste Trays makes it easy
to clean the drain. Square shower trays and enclosures instandard sizes (760mm, 800mm, 900mm, 1000mm,1200mm) are easiest to source and replace compared to thequadrant, for example, as the radius of the enclosure candiffer between trays.
The Shower Tray Waste needs to be the right height for the
shower tray with a diameter that matches the waste hole.Look for those with a removable hair-catcher and a quickand efficient drainage flow rate so the tray is less likely to
overflow. The 50mm Hi-Flow waste drains up to 32L of
water per minute.
Find out if the bathroom subfloor is made of timberfloorboards or concrete. This will determine how you run theshower pipework. Pipes can usually be fed underneathfloorboards allowing for a low level shower tray like the
35mm Eco tray or 40mm Stone Resin tray.
If the subfloor is concrete, the waste can’t go under thefloorboards, or you just want easy access, then install thepipes on top of the floor surface. This means you’ll need a
riser kit and a compatible shower tray. The Easy Plumb
riser kit does the job for both the Concealed Waste and
Stone Resin Trays with plinths for the front and side to
conceal the pipes and legs. The kit advises where to fix thelegs, which can be adjusted to level the tray on an uneven
surface.
Toilets
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If you’re planning on changing the layout of the bathroom,
then check the new waste pipe exit route can still connect tothe outside sewage drain.
Keeping the toilet in the same place should be a quicker andcheaper installation. Is the waste pipe exit on the floor orwall? Our toilets use horizontal P-traps so the pipe needs tobe connected to the wall.
A Close Coupled toilet is easier to access than a Back-to-
Wall or Wall-Hung toilet where the pipework and cistern are
concealed behind the wall. Installation is more
straightforward too. Look out for models like the Contour
and Metro Close Coupled range, which all have quick
release seats, concealed hinges for easy cleaning and softclose that prevents the seat slamming shut and possiblybreaking.
Basins
A Pedestal Basin is the easiest style of basin to install but if
you want a more contemporary feel then a Wall-Hung basin
looks great and gives the illusion of space by being raised offthe floor. A basin support frame will be needed if you’remounting to a plasterboard wall.
The Metro Curve, Square, Compact Pedestal and Wall-
Hung Basin are all good mid-range choices, as are the
Cubitt, Linear and Contour designs. All come with an
integrated overflow system to prevent flooding.
Taps
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Taps with ceramic disc cartridges, where water flows
between two aligned discs, tend to last longer than thosewith a rubber washer. A good mid-range choice of bath taps
and basin taps are the Provost and Neuman, and Leoni for
a shower mixer.
Thermostatic limiters are not legally required (unless inhotels), but installing them ensures that hot taps are limitedon temperature.
Furniture
Standalone furniture will be easier to replace then wall-hungfurniture with an integrated wash basin fixed to the wall or awall frame. Good aesthetic choices will make the bathroomlook more appealing and water-resistant finishes encouragefurniture to last longer. Look for deals like a vanity unit with abasin included in the price, and those that come pre-assembled, as all our ranges do.
Combination furniture usually comes in at a good price pointas they include a basin, storage and a back-to-wall toilet.
Our widest units are 1500mm and the smallest are 400mm.
The beauty of this option is the pipework and cistern areeasy to access.
Heated Towel Rails
If you install a heated towel rail, you’ll be giving your
tenants somewhere to dry towels and at the same timeremoving moisture from the air. This reduces the chances ofa bathroom developing mould. An electric heated towel rail iseasier to fit retrospectively than a radiator as you’ll only needa spur point to connect to rather than central heating pipes.
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Connecting to the central heating means isolating anddraining down the existing heating system but on the plusside, the towel rail is less likely to go wrong.
You’ll need a set of valves which adjust the amountof hot water flowing through your radiator or heated towelrail. Like a thermostat, they help you adjust the temperatureof your radiator or heated towel rail, helping you save onyour energy bills. If you are considering an electric or duelfuel option, then you’re going to need to fit some elements.This allows you to use your heated towel rail, even whenyour central heating isn’t on.
Choose a heated towel rail with a BTU (British Thermal Unit)heat output suitable for the bathroom size. Work out thecalculation here: http://www.diydoctor.org.uk/calculators/btu-calculator.htm
What Else?
Keep interiors neutral. A plain colour scheme on the walls
and floor won’t impose and tenants can add their ownpersonal touch with colourful towels and accessories. Avoidwhite walls that can become grubby quickly and choose palegreys instead.
Vinyl flooring bought off a roll is cheap to buy and lay but
won’t last forever as it can dent and rip. Weigh up the cost ofpotentially replacing this regularly versus alternatives likeluxury vinyl flooring planks such as Karndean. The outlay ismore expensive but the products are extremely hard-wearingand come with a lifetime guarantee. This is also a goodsolution if you like the idea of floorboards but don’t want themaintenance hassle. The wood-effect appearance is very
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realistic. Tiled floors cost more than standard vinyl because
of the labour involved. If you’re opting for floor tiles thenchoose a material with a non-slip finish.
Damp causes mould and is a maintenance headache in
bathrooms so urge tenants to speak up if there’s a problemso you can tackle it straight away. The most obvious solutionis to open a window, however this isn’t always practical inwinter. Nor can you assume your tenants will do this everytime they have a hot shower or bath. Encourage tenants toremove excess moisture by providing a shower blade todraw water off the tiles after they’ve showered – after all, it’s
in their interests too! John Lewis sell the Oxo Good Grips All
Purpose Squeegee that comes slotted into a suction pad to
stick on the shower wall.
A bathroom extractor fan is a must for keeping mould at
bay. The best kind is a fan that automatically starts when thelight is switched on and then continues to run for about 20minutes or so when the light is turned off. Although not arequirement under Building Regulations if you’re replacing abathroom, a fan is a necessity if it is part of a new extension.
Use an anti-mould sealant and decorate with an anti-
mould bathroom paint like Dulux Bathroom + which is
moisture and steam resistant, protecting against mould forfive years.
Grout suffers the brunt of a damp bathroom by becomingmouldy and unsightly. Residue from soap also causesstaining. Go for large format tiles with less grout lines andrather than re-grouting to keep the bathroom looking pristine,
choose a darker coloured grout, like grey, to mask
discolouration. You can also protect the grout with a grout
sealer. Click here for a variety of grout cleaning products
that can help: www.tiledoctor.co.uk/GroutCare.html.
Summary
Spend a little more and buy robust, durable bathroom
fittings that will last
Easy access to pipework is essential for repairs
Use professionals where they’re needed and only install
yourself if you’re confident in your abilities
Save on installation and maintenance costs by choosing
a shower bath instead of two separate fittings
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Access to an exposed shower rail kit is easier than one
concealed
Longer guarantees are available with framed shower
enclosures
Protect glass for longer with the Easy Clean coating
Easy access shower pipes are best installed over the top
of the subfloor
Straightforward access with a Close Coupled toilet
Easy installation with a pedestal basin
Choose taps with ceramic disc cartridges
Look smart with a co-ordinating bathroom suite
Remove moisture from towels and the room with a heated
towel radiator
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