Developers building new multifamily projects scrutinize every line item — and bathroom materials are no exception. But the bid price on tile, fiberglass or cast marble shower panels and pans tells only part of the story. The real cost of those choices plays out over years: in maintenance calls, turnover time, mold remediation, resident complaints and, ultimately, rent premiums lost or captured.
Over a 10- to 15-year hold period, bathroom material selection impacts maintenance budgets, unit turnover speed, resident satisfaction and asset value. And yet it’s still treated as a front-end construction decision rather than a long-term operational one.
The search for materials that address both installation and lifecycle costs has pushed some multifamily developers toward a solution borrowed from the hospitality sector. Cast marble showers, which got their start as a solution in the hotel industry for their upscale aesthetic, durability and easy cleaning, are gaining popularity in the multifamily sector. The prefabricated wall panels look like tile and grout but are not, which results in faster install, less maintenance and quicker and easier cleaning when units turn over.
“Cast marble tub and shower surrounds have really become the standard in the hotel industry — especially for housekeeping, which has seven minutes to turn over a hotel room. They’re very easy to clean just by wiping down the shower walls with standard cleaners,” says Melissa Schroeder, vice president of business development at Mincey Marble. “Everything always looks nice and clean, and those benefits have captured the attention of the multifamily industry.”
Avoid Installation Risks
Developers like product installs that are fast, efficient and consistent. Prefabricated solutions are growing in popularity across the multifamily industry for all of those reasons. Prefab cast marble panels are a one-supplier solution that eliminates the labor-intensive stages associated with traditional tile construction, including setting tile, applying grout and waiting for materials to cure.
Whereas the average tile installer might be able to do four to five showers a day, a certified installer can install between eight and 16 Mincey Marble showers per day, notes Schroeder.
Tile work also can vary considerably depending on who’s doing the work and how it’s installed. Inconsistent installation creates more room for error. For example, standard practice is to waterproof from the top of the tile all the way to the drain. However, some installers might take shortcuts and only put waterproofing up six inches from the drain. Moisture can seep through cracks in grout joints into the cement backer board, creating mold and mildew in the wall cavity. “That’s a lawsuit waiting to happen,” says Schroeder.
One of the challenges for fiberglass is that when a shower is not installed correctly, it can result in air pockets in the base that lead to cracks over time. Those cracks, especially if not caught early, create a risk for plumbing leaks with water that can flow to the units below. In contrast, cast marble panels and pans are inherently waterproof. They are permanently sealed and nonporous, resulting in very little margin for installation failure. No waterproofing membrane is even needed.
Hidden Maintenance Costs Add Up
Even with the most conscientious renters, you never know what’s going to be dropped or spilled in the shower — or who’s going to be using purple hair dye.
Cleaning and maintaining grout is the number one complaint about tile. Grout is porous and susceptible to mold and mildew growth, as well as staining, cracking and chipping over time. As grout deteriorates, maintenance teams spend more time on cleaning and repairs, with occasional re-grouting thrown in. These tasks add up to significant labor costs across large portfolios.
Fiberglass may be cheaper upfront than cast marble, but it can have high breakage rates and more opportunities for leakage, resulting in materials that are actually more expensive over time. Fiberglass also has a softer finish, which can be damaged or ruined by some cleaning products — leaving owners with the added expense of professional restoration to bring back the protective layer.
Against tile, the comparison shifts: when labor is factored in, cast marble’s total installed cost is often competitive, and sometimes lower, since it eliminates the multi-day installation process.
Cast marble showers require virtually no maintenance with no grouting or sealing over the life of the product. And panels can be cleaned with almost any cleaning agent. “The gel coat that we use on cast marble panels is similar to what’s used on the outside of boats, and it acts similarly to car wax,” notes Schroeder.
Opportunity for Value Creation
When considering the lifecycle cost of bathroom materials selection, it’s also important to recognize that bathrooms can differentiate a property in a competitive market and add value over time. If the bathrooms have an elevated finish and a fresh, clean look, it could help to justify an extra $25 or $50 a month in rent. Likewise, a bath that shows wear and tear could result in a reduced rental rate or longer lease-up period on turnover.
The target renter market also matters. For example, workforce housing that might serve workers doing tough, dirty jobs, such as on construction sites or oil fields, often results in a lot of residue in showers that can be difficult to clean. “That’s the type of situation where you really want a product that is indestructible,” says Schroeder.
Her advice to owners and developers when evaluating bathroom materials is to consider the broader lifecycle costs, as well as to think about their plan for a property. Long-term holders need materials that won’t quietly erode their margins through maintenance costs, restoration bills and concessions on aging units. For developers who plan to sell in a few years, focusing on high-end finishes that also minimize operational costs could help to expand the potential buyer pool.
Ultimately, the right bathroom material decision comes down to total cost — and not just the line item that shows up on a bid. Over a 10- to 15-year hold period, durability, low maintenance and faster turnovers compound that value further, protecting NOI and supporting the rent premiums that move the needle on asset valuation. In each case, the bathroom is doing more financial work than most developers give it credit for.
— By Beth Mattson-Teig. This article was written in conjunction with Mincey Marble, a content partner of Multifamily & Affordable Housing Business.
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