Idaho’s rental market is more competitive than ever. With over 202,000¹ housing units in Ada County alone, property owners need to focus on strategic renovations with lasting value to stand out from the crowd, earn quality tenants, and strengthen return on investment (ROI).

The right renovations can reduce vacancies, increase rent potential, and strengthen long-term returns. In this guide, we explore the top renovations with high ROI for rental properties in Idaho, from HVAC upgrades to smart home technology and more.

1. Upgrade HVAC System

According to Buildium’s annual industry report, air conditioning was the #1 amenity requested by renters in 2025.² This is based on a survey of 3,578 property management professionals and tenants. It can also earn a significant return on investment (ROI).

Upgrading your rental property’s heating and cooling system makes it more comfortable and attractive to potential tenants, encouraging them to stay longer. A new HVAC system can not only raise property value by up to 7%, but also secure long-term savings.³

Modern HVAC systems are more effective and typically require less frequent repairs, cutting back maintenance costs. Plus, an ENERGY STAR certified AC uses about 23% less energy.⁴ These combined benefits can result in significant cost savings over time.

2. Install High-Impact Flooring

Daily wear and tear can take a significant toll on flooring over time. Installing high-impact, durable flooring can increase long-term cost savings, attract quality tenants, and increase property value.

High-impact flooring lasts much longer and requires fewer repairs. This is especially true for water-resistant options, which prevent spills and moisture from ruining the subfloor and escalating to costly repairs. Consider installing luxury vinyl or hardwood treated with water-resistant stains and sealers to get the most from your investment.

According to the National Association of REALTORS® (NAR) 2022 Remodeling Impact Report, refinishing hardwood floors can have an ROI of up to 147%, while new hardwood floors have a return of up to 118%.⁵

3. Renovate Closets

Closet renovation is a commonly overlooked yet highly rewarding upgrade for rental properties. Most people access their closets every day, and even small functionality improvements can significantly improve daily quality of life for tenants.

A closet renovation is all about improving its organization, functionality, and appearance. This might involve:

• Structural changes like turning a reach-in into a walk-in closet
• Installing built-in shelves, drawers, and rods
• Finishing with cosmetic updates like painting

The goal is to maximize storage space and make the unit more comfortable to live in. This not only makes it more attractive to tenants but also increases property value. In fact, the NAR’s 2025 Remodeling Impact Report found that closet renovation is one of the best projects for cost recovery, with an average ROI of 83%.⁶

4. Install Vinyl Window Frames

Window frames are another commonly overlooked feature that can have a substantial impact on energy efficiency and property value. In fact, upgrading outdated frames to vinyl options can have an ROI of up to 74%.⁶ 

Vinyl window frames are constructed from polyvinyl chloride (PVC). This is a durable, weather-resistant plastic that’s popular for being energy-efficient and more affordable than other common window materials.

The U.S. Department of Energy (DOE) even lists vinyl frames as one of the most energy-efficient window technologies.⁷ This is because vinyl frames contain hollow cavities that can be filled with insulation, making them better at preventing heat loss than standard wood frames.

Over time, this can result in substantial energy savings, especially if you opt for windows with ENERGY STAR certification, which can lower energy bills by up to 13%.⁸

5. Paint Interior Walls

A fresh coat of interior paint is a simple yet powerful way to boost property value, tenant appeal, and secure a strong ROI. With a relatively low upfront cost and long-term impact, painting has an average return on investment of 107%.⁹

A new coat of paint can instantly make a unit feel cleaner, brighter, and more inviting. It also hides imperfections like scuffs and stains, which creates a better first impression and signals to tenants that the space is well cared for. This not only boosts property value but also makes it easier to attract and retain quality tenants who might stick around for longer.

6. Install a Smart Thermostat

Smart thermostats are an easy, high-impact upgrade that secures a strong ROI. These devices connect to the Wi-Fi and automatically adjust settings for optimal comfort and energy savings. Smart thermostats with the ENERGY STAR label can lower heating and cooling expenses by about 8%.¹⁰

They can also reduce strain on the unit’s HVAC system, which extends its lifespan and reduces ongoing maintenance costs. This can make the property more efficient, valuable, and attractive to tenants.

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References

1. Housing – Ada County. (2020). Ada County Idaho. https://adacounty.id.gov/developmentservices/wp-content/uploads/sites/37/Housing.pdf 
2. 2025 State of the Property Management Industry Report. (2025). In Buildium. https://www.buildium.com/wp-content/uploads/2024/10/BLDM-2025-Property-Management-Industry-Report.pdf  
3. Jonaitis, J. (2025, February 12). Does a new HVAC system increase home value? Angi. https://www.angi.com/articles/improve-home-value-new-air-conditioner.htm 
4. Room air conditioners. (n.d.). ENERGY STAR. https://www.energystar.gov/products/room_air_conditioners 
5. National Association of REALTORS® 2022 Remodeling Impact Report. (2022). NAR. https://www.nar.realtor/sites/default/files/documents/2022-remodeling-impact-report-04-19-2022.pdf 
6. National Association of REALTORS® 2025 Remodeling Impact Report. (2025). NAR. https://www.nar.realtor/sites/default/files/2025-04/2025-remodeling-impact-report_04-09-2025.pdf 
7. Window types and technologies. (n.d.). Energy.gov. https://www.energy.gov/energysaver/window-types-and-technologies  
8. Residential windows, doors, & skylights. (n.d.-b). ENERGY STAR. https://www.energystar.gov/products/res_windows_doors_skylights 
9. Hoffman, R. (2024b, September 27). How much does interior paint increase home value? Angi. https://www.angi.com/articles/does-interior-paint-increase-home-value.htm  
10. ENERGY STAR Smart Thermostats FAQs for EEPS. (n.d.-c). ENERGY STAR. https://www.energystar.gov/products/heating_cooling/smart_thermostats/smart_thermostat_faq