The Property and the Opportunity
This case study reflects a typical value-add project Tell Projects completed for a Houston-area investor. The property was a 120-unit, 1980s garden-style community in southwest Houston. Occupancy was stable at eighty-eight percent, but rents lagged comparable renovated properties by nearly $200 per month. Common areas were dated, exterior paint was faded, and unit interiors had original cabinets, worn carpet, and outdated fixtures.
Before: The Conditions We Inherited
Unit interiors varied widely. Some had original laminate countertops, stained carpet, and brass fixtures. Appliances were original or mismatched. Bathrooms featured builder-grade vanities with peeling laminate and outdated toilets. Outside, the parking lot had alligator-cracked asphalt, the pool deck was stained, and signage was unreadable from the street. The leasing office looked tired and did not support the rent premiums the owner needed.
The Renovation Scope
The owner and Tell Projects developed a phased renovation plan designed to minimize vacancy and complete the heavy lifting within twelve months.
- Unit interiors: Luxury vinyl plank flooring, shaker-style cabinets, quartz countertops, stainless appliance packages, brushed-nickel fixtures, LED lighting, two-tone paint
- Bathrooms: New vanities with stone tops, framed mirrors, low-flow toilets, updated tub surrounds
- Common areas: Leasing office refresh, new package lockers, fitness center upgrade, pool deck resurfacing
- Exterior: Full repaint, parking lot resurfacing and striping, new monument sign, landscape refresh, LED parking lot lighting
- Systems: HVAC replacements on failed units, water heater upgrades, electrical panel audits
The Budget and Timeline
The total renovation investment was approximately $1.6 million, or roughly $13,300 per unit including common areas and exterior work. Tell Projects completed the project in three phases over eleven months. Work was scheduled around lease expirations, and tenants received advance notice and incentives to relocate within the community when needed.
After: The Results
Within six months of completing the renovation, in-place rents on turned units increased by an average of $175 per month. New lease premiums reached $210 over the previous market rent. Occupancy climbed to ninety-four percent, and online lead volume more than doubled after the exterior refresh and new signage. Maintenance work orders declined by roughly twenty percent because of new flooring, fixtures, and HVAC units.
Lessons Learned
The biggest lesson was the importance of exterior curb appeal. Prospects touring after the paint and landscaping refresh assumed the interiors were already upgraded, which increased showing-to-application conversion. Another lesson was the value of standardization. Using one finish package across all units kept materials on hand and reduced contractor downtime.
Is Your Property Ready for a Transformation?
Every building is different, but the fundamentals remain the same: identify the rent gap, control the budget, and execute a scope that the market will pay for. Tell Projects has delivered similar before-and-after results across the Houston metro. Call (832) 203-7987 to discuss a renovation plan for your property.