HI --The cheapest way to freshen things up is with paint . If this was my place the first thing I would do is remove the wall paneling. The risk of fire is 40% higher with old wood paneling. Then just paint the whole room.Paint the cabinets too, but if your worried about if it will last with renters maybe restaining the cabinets a darker color would be better. If the frilly trim can be removed and you could also apply some moulding to the doors and have new chrome handles and pulls. As for the fireplace you could build a surround and a deeper trim and mantel . The fireplace top is up too high so if you add 5 or 6 inch trim piece across the top that will help . Paint out the brass trim on the screen with a heat paint. Maybe get two bigger sconce lights.

That's a very interesting thought that teddm has on painting the fireplace black and leaving the paneling as is. I was going to go for the usual white painted brick against a neutral toned wall, but I LOVE that black idea and Z Gallerie has a really cool, high gloss baroque black mirror for over the mantle: http://www.zgallerie.com/p-10390-angelique-mirror-black.aspx

I agree with painting the brick on the fireplace. Depending on the style of the house, you might want to consider painting the brick a light color (white/cream). The room seems so light and airy. The light colored flooring and pine wall say cottage/coastal to me . Love that there are wall sconces. I agree with teddm, switch them out to something "substantial!" Maybe even "small- sized outdoor" sconces from Lowe's or Home Depot. They are inexpensive.

I would paint the cabinets in the kitchen and raise the window valance higher. Maybe you could add another photo, including the fridge. You may be able to add some more cabinets next to the stove (unfinished) and then just paint everything to match. Looks like there lots of nice natural light!

I don't mind the brick and think painting the paneling and walls a sage green would be beautiful with the gorgeous hardwood floor. Also consider an upgrade of the scalloped sconces. You can pick up a couple of modern fixtures at Lowes for under $50. As a landlord myself, I would limit the kitchen upgrade to painting the cabinets and plan for future improvements when the property ceases to be used as a rental.

Carolyn, interesting that you went with a high gloss mirror. The sconces are actually black chrome and give that hit of "bling".

You say that you are doing this on a budget, and I can certainly understand that. However, since this is a seventies era house, if you plan to DIY, then you need to understand if you go to sanding painted and stained items in the house you are probably going to be dealing with dust from lead paint. Unless the kitchen cabinets are really damaged, you might want to just clean them and refresh them with some furniture restoring product you can buy at Lowes, etc., and put on some nicer hardware, as suggested. Other than that you might want to budget for a professional to at least strip the surface, and you all can still paint it yourself.

I'd leave the wood, give it a nice clear coat of oil to spiff it up - but leave it alone.
Then paint out the brick to a fresh white - change out the drapery to something more woven wood or earth tones. Keep it simple, fresh, neutral for renters. Good luck!

It's pine, I say paint it! A nice rich neutral like camel, paint the fireplace white. In the Kitchen you could update the cabinets with paint too. You could use the same colors in the kitchen, camel walls and white cabinets.

I actually like the wood paneling, but it may not appeal to alot of people so it would probaby be best to get rid of it and paint the walls. The kitchen has a cottage feel to it, so I would probably do white cabinets, and add stainless steel appliances and def new backsplash. Paint the wall the stove is on and maybe add some kind of cabinetry there to hold spices because what is currently on the wall is teeny.

The thing that bothers me the most about the LR panelling that the floor seems to go right up the wall. I think I agree with michigammemom the most. Either take off the curtains or get better more neutral ones. If fact get rid of all furniture.

The biggest problem I have with the kitchen is the fact that the stove has no counter space on either side.

By leaving the natural wood on the wall, as well as on the floor, you create warmth in a very sparse and cold space. Trust me, warmth is good when trying to attract the "right" renter. Optimally, if the wood had have been installed on the horizontal, it would look and feel better - but the answer to paint it out, just makes it look like your trying to hide the wood. It's better to make it a feature - by cleaning it up, you could if you like contemporary, use a marine clear coat - make it high gloss for a more hotel chic look. Then I'd change out the fireplace mantle to a 6X6 cedar - chunky and earthy. Against the high gloss wall, painted white brick - now that's a hot space even I'd rent !

I'd certainly go with Marie Hebson's interiors BYDESIGN Inc. ideas they are Practical and doable .

The only thing really wrong with this room is the curtains, the sconces, the chair, the floor lamp, and that black thing in the corner. Especially since it's only a rental. I liked the "costal cottage" idea. If you put any thing in the living room that is large and black, including black paint on the bricks, it will make the room look small and dark. The room is too small for massive black stuff. I'd paint the fireplace brick white and get some white sconces that look modern and are larger than the tiny ones on the wall. They are too small. If you want to do some staging to get it rented, remember "less is more!" in good staging. I wouldn't put more than three pieces in there. A comfy white slip-covered chair, a matching ottoman, and a coffee table with a few magazines, like Elle Decor, or Dwell -- something sophisticated and uncluttered. White curtains or roman shades would lighten it up even more. When showing a house, it's important to have tons of light. Even if it doesn't make sense to have all the lights on and the curtains or shades open, do it anyway. As long as it is spotlessly clean, this works wonders. Oh, and by all means, make sure the windows are clean.

As for the kitchen, I think the plywood cabinets are just fine. I'd probably paint them a designer shade of white and place a few splashes of color around with a new dish towel, pot holder, or spoon rest. In the rental I just sold, I had exactly the same situation you do-- a range with no countertop on either side. So I bought an inexpensive, but functional and cute butcher block top cart that had chrome shelves below and wheels. When pushed up next to the range, it was the perfect height for providing extra countertop. I found it at Bed Bath & Beyond. If you can find such a piece, place it to the left of the range if you can so that it doesn't block entrance to your cabinets on the right.

I just closed a sale last week, July 23, 2012, on a house I've been renting out. I staged it, and it was sold within 3 hours after I opened the doors to the public. The people who bought it were investors who were going to keep renting it. They asked if I would leave my staging until they had it rented. Here are some photos. (I did not use MLS or an agent.) Good Luck!

I absolutely agree that the only things that need to change about the living room are the draperies, sconces, and furnishings. Other things could change (painting the fireplace brick) but the drapes are too short and the sconces are dated. changing those things would modernize the feel immediately.

PAINT THE FLOOR MOLDING ON THE FIREPLACE WALL WHITE; PAINT THE MANTEL WHITE; CHOOSE LARGER SCONCES; CHANGE THE WINDOW PANELS; PAINT THE KITCHEN CABINETS WHITE AND CHANGE THE HARDWARE TO BLACK. THIS IS A VERY NICE, CLEAN RENTAL.

As someone whose parents have rental property I would suggest you just leave it alone and rent it the way it is. Sometimes tenants tear things up and you would hate to put much work into the house just to have it destroyed. Another possibility is that you will get good tenants who want to stay and will have their own ideas on decorating and might offer to paint if your parents pay for the paint. I would at least show it as is and see what kind of response you get from potential tenants. If everyone comes through and says, "Oh, I love the house but I hate that fireplace wall" then you'll know you need to do something. I imagine most people probably won't even mention it.

Because its a rental, I would take out just enough of the cabinets in the kitchen to move the stove to the right side in those cabinets. Add a small wall table where the stove currently is. The stove appears to be floating there and it looks bad! For an exhaust, you could pick up an oldie almost anywhere for cheap and spray paint it white.

For the cabinets, I would paint them a country gray-blue color with the top scalloped area painted a deeper shade of that blue. I would paint the walls a subtle sunny yellow. Then to match up with decor, I would add a yellow/blue toile curtain (like Waverly sells) and hang some blue and white and yellow fancy plates in an arrangement behind that new table area. You could pick up plates like that at Goodwill. I would also place the microwave on a shelf above the stove (if it has a vent to exhaust the stove). Or I would move it all the way to the left under that one floating cabinet.

For the living room, I would leave the brick gray, add some black, white, and gray curtains, possibly with a bit of blue (since the kitchen has a black and white floor) and then paint the vertical wood wall a deep, deep shade of gray. I would add some pictures of black and white nature scenes. (Black plastic frames are cheap and the images can be printed from the internet!) Then, in keeping with the blue and yellow of the kitchen, I would add a large vase or some other grouping that is unexpected on the mantle. Keep them the same colors as the kitchen. Possibly find a cheap picture for above the mantle including black blue gray and a bit of yellow. Bring a few plates in from kitchen like on the wall and add those to the mantle.

Inexpensive kitchen update: paint kitchen cabinets in a high gloss white. (high gloss is washable and will hold up to the moisture in the kitchen) Use Kilz before painting to minimize the number of coats of paint. One coat of Kilz then a coat of high gloss white should do the job. White cabintry will make the appliances work better as well. Add a light colored matchstick blind hung at ceiling height to maximize the window. Paint the wood trim at the top of the counter semi-gloss black to tie it in with the floor. Add open shelving above the stove and to the left with an inexpensive rolling cart underneath and next to the stove. Add new door/drawer hardware.

Living room update: Add surround to firplace. Paint surround and brick white to match other trim in room. Change scones to these: http://www.homedepot.com/webapp/wcs/stores/servlet/ProductDisplay?productId=203426956&storeId=10051&langId=-1&catalogId=10053&MERCH=REC%2d%5f%2dcategorylevel3Horizontal1%2d3%2d%5f%2dNA%2d%5f%2d203426956%2d%5f%2dN .
to give the room the nautical flare that is so popular today. Use heat resistant paint to paint fireplace screen black.

These changes will give you bang for the buck and hopefully get that house rented in a flash.

Sorry. The fireplace surround didn't post. The wooden surround would slightly overlap the brick to give it an updated look.

I flip houses. I have dealt with this several times. I always paint it all the same color. It looks like this is a smallish room. Sherwin Williams SW 7012 for the walls, trim, brick...everything. Use a high sheen/gloss. It's a rental. If your lucky you can wipe it down when you transition renters. I would remove that mantle and replace it by buying a heavier "beam" or make a "beam" out of old barn wood. Making the "beam" is lighter and it's super easy to secure to the wall. Use inexpensive brackets painted to match the trim under the mantle on either side of the brick surround. Also, you really do need to replace those sconces or remove them. I vote (since it's a rental) trying to remove them. If the glass on the fireplace can be removed I would do it.

Painting the paneling adds some texture to the wall and draws your eye towards that end of the room, but it doesn't shout at you.

By painting everything the same color you save money with a painter. He can spray the whole house. The last suggestion would be to have an electrician pull wiring so that a TV can be mounted above the mantle. Again, the room is small and you would gain a lot of space in the room if you don't need a "t.v. stand" or console.

The wood paneling appears to be in good condition. Adding a surround to the fireplace is a good idea and then painting it white. Crown molding and larger baseboards painted white will also tie in with the fireplace. Changing out the sconces and painting the fireplace screen black are also good ideas as previously suggested. The kitchen cabinets look well maintained and clean. However, the kitchen counter could use some updating. A laminate with a wood trim would be inexpensive and it would update the kitchen. Attached is a cabinet from Home Depot that could be installed to the left of the stove.

remove the lamps on the wall,put 1/2 circular lamps (curving outward,vertical and long enough till the beginning of the mantle of the fire plce.Sand and tint the wall the same color than the fire place.Buy a half circle love seat with matching footstool.Put an armoir on each side of the fire place and put the tools of the fire place inside.
Change the curtains,white near the window and grey motif on the top of the white curtain for more intimacy when needed.

...the only thing paint will do is insure that u will have to do it over and over...r u decorating for your tastes...forget about it..whatever u do make it tough and EASILY maintained...remember they are renting the place ...not making a statement...good luck...

Pynky01...while I understand your reasoning updating will increase the income potential of the property. Paint is inexpensive and is no more maintenance than having to refinish the cabinets.

...you're right if you dont count your labor....

A landlord usually will (should) repaint after each tenant anyway. LOL! Even cave people painted!

...I"ve had lot of rental and usually it was a clean-up and a touch-up....save the hassle of full repaint each time...

I'll leave living room ideas to others and focus on the kitchen. Be cautious of painting the cabinets. Many "home" painted kitchens start to show wear much more quickly than wood stained ones. This could be made worse by tenants who don't always have pride of place. The least expensive updates would be to:

1) paint the soffit (the wood part of the cabinetry above the doors) the same color as the walls if you have that paint). We did that at my house and it really lightened things up, and makes them look less overbearing.
2) update the knobs/pulls. It's short money and easy DIY, but has a huge impact.
3) if the countertops are showing their age, have them replaced. New laminate tops are inexpensive, and some of the new colors are really attractive.

...best in show....

Even if you pay someone else to do the cabinets it isn't going to make or break the bank. This isn't a huge kitchen.
Again, I would because I want quality tenants. A place that is updated draws a better pool of possibilities imho.

For a rental property I don't think it looks too bad. I wouldn't bother with the wood paneling except for maybe rubbing down with a wood conditioner. What I would do is paint the mantle and firescreen black and replace the light fixtures with something more substantial and black. I'd take down the curtains and just supply nice blinds because the chance of your draperies matching their furniture is small. In the kitchen I'd leave the cabinets as is except to clean & shine them up and replace the hardware. It's hard to tell but if the counter tops need replacing I'd do that along with updating the sink hardware if needed. I'd paint the walls a pretty color that would appeal to most people. Add shelves above stove and if enough room add cart, etc.. to add more counter space beside stove. Like the idea suggested above about painting the area above the cabinets to give it a lighter feel. After painting kitchen decide then about a window treatment. These are my thoughts based on the small budget.

I suggest a creamy white for the kitchen cabinets and the paneling. Purchase a couple of 3 shelved rolling carts with utensil hooks on one end for either side of the range and put the microwave on one of them. Definitely replace the sconces. If you are going to include draperies, replace those with a creamy white ones that go ceiling to floor. I would not rent anything furnished. Hope this helps!

Hello Heath!

Before you start any paint project, you want to ensure that the surface is clean, dry, and dull. When painting over finished paneling, prep is a very important first step. First, rough up the surface of the paneling with a pole sander that has been fitted with a sanding screen (rather than paper). Next, apply an interior oil-based undercoat primer like KILZ Original. It is important not to use a latex base because it would allow moisture to get underneath the paint, causing the paneling to swell and mildew to grow. For the grooves in the paneling, use spackle to fill in gaps and allow it to dry about two hours before sanding. Finish the wall with another coat of oil-based sealer and allow it to dry.
Now the surface can be treated like drywall so you can proceed with applying your preferred top coat.

If you live in an area where products that contain volatile organic compounds (VOCs), such as solvents and alkyds, are banned you will have to find a substitute. We would recommend our newest product KILZ MAX as a substitute to an oil-based primer. It is a water-based primer, sealer and stainblocker developed with new technology that’s formulated to perform like an oil-based product. Currently, KILZ MAX Primer can be found at The Home Depot and Lowe’s stores in California and The Home Depot in Philadelphia, PA.

We hope this helps. Please let us know how it goes, we always love to see before and after photos!