How Often Should You Paint Your Rental Property and What Will it Cost?
One of the simplest ways to improve your rental property is by adding a fresh coat of paint. Not only does it improve your return on investment, but it can make your property look better than before with little effort. That said, many investors aren’t sure how often you should paint your rental and how much it will cost. So let’s go over how to tell when it’s time to repaint and how much you can expect it to cost.
Key Takeaways
- There is no universal schedule for repainting a rental property. How often you need to paint depends on factors like paint quality, property condition, tenant turnover, and normal wear and tear.
- Chipped, peeling, cracked, or otherwise deteriorated paint may signal that it’s time to repaint. Property owners should take additional precautions with potential lead-based paint in pre-1978 rentals.
- Painting costs vary based on the size of the property, paint quality, labor costs, necessary preparation, and whether you hire a professional.
- Durable, neutral paint colors and easy-to-maintain finishes can make upkeep easier between tenants.
- Landlords may be able to paint their rentals themselves, but work that disturbs painted surfaces in pre-1978 properties may be subject to federal lead-safe renovation requirements.
How to Know If Your Rental Needs Fresh Paint
You’ll know it may be time for fresh paint when walls are noticeably chipped, peeling, cracked, stained, or otherwise deteriorated. However, landlords should use extra caution with properties built before 1978, which may contain lead-based paint. Deteriorating lead-based paint can create serious health hazards and may be subject to federal, state, or local requirements. Before painting or disturbing painted surfaces in an older rental, property owners should determine which lead-safe work practices and disclosure requirements apply.
Otherwise, it’s up to the landlord’s discretion. If you want to switch up the colors of your property or change the overall vibe, you can paint your property whenever you see fit. Sometimes, scuff marks, furniture marks, and small holes are noticeable throughout a rental, which may be a reason to paint. However, these reasons don’t affect habitability.
Take a hard look at all the walls in your rental after one tenant moves out. Are there significant scuff marks, damaged paint areas, or obnoxious furniture marks? It may help to paint over these spots if you don’t feel like repainting the entire property. On the other hand, if the damage is extensive and makes the property look lackluster, consider a full repaint.
Some landlords choose to repaint every few years, but there’s no universal repainting schedule. How often a rental needs fresh paint depends on factors like paint quality, property condition, turnover, and normal wear and tear.
How Much Does It Cost to Paint Your Rental?
The cost of painting a rental property depends on how many rooms you want to paint, what type of paint you want to use, and if you plan on hiring contractors. On average, it could cost a total of $1,000-$3,800 to paint your rental property.
The average cost to paint an apartment is around $1 to $3 per square foot. So, you can calculate an estimate if you multiply the average by the square feet of your rental. But, the actual cost depends on the quality of paint you choose. The higher the quality of the paint, the more expensive it will be.
The next deciding factor will be whether or not you hire professional painters to complete the job. Painting the property yourself can reduce labor costs, but you’ll have to set aside enough time to complete the job. On the other hand, you can save time by hiring contractors. Again, however, you’ll have to factor in the cost.
The average cost to hire a painter is around $20 to $50 per hour. However, most contractors estimate the time it will take to paint and charge a fixed price per project. So next, let’s discuss whether or not you should hire a professional to paint your rental.
Should You Hire Professionals to Paint Your Rental?
Landlords are generally responsible for maintaining their rental properties, although whether repainting is required depends on the property’s condition, the lease, and applicable state and local laws.
Owners can potentially save money by painting their rental properties themselves. However, painting takes significant time and effort, and additional requirements may apply to older properties. For example, work that disturbs painted surfaces in pre-1978 rentals may be subject to federal Lead Renovation, Repair and Painting (RRP) requirements. Landlords should determine whether these requirements apply before sanding, scraping, or otherwise disturbing painted surfaces as part of a DIY project.
Hiring a professional may be worthwhile if you don’t have painting experience, have a large project, or want to complete the work efficiently between tenants. A contractor hired by your management team can likely handle the project swiftly and efficiently. If you want tips for choosing the best paint and finish for your rental property, just keep reading.
Tips for Choosing the Best Paint and Finish
Painting can be a large rental property expense. Therefore, choosing the right paints and finishes is crucial to get the most from your investment. For rental properties, in particular, durability is extremely important. However, you can balance quality with affordability to ensure the best results. Here are a few tips to keep in mind while choosing the best paint and finish for your rental.
- Color Is Crucial
- Balance Durability with Affordability
- Choose the Right Finish
Color Is Crucial
For rental properties, many owners choose neutral colors that complement a wide range of furniture and décor.
Popular options include beige, gray, tan, cream, and other neutral shades. You don’t have to paint every wall white to keep the property neutral and appealing to a broad range of renters.
Balance Durability with Affordability
Rental properties may require more frequent repainting due to tenant turnover and normal wear and tear, which can increase maintenance costs over time. As such, the costs of periodically repainting your rental property can quickly add up. So, choosing durable yet affordable paint is best for your pockets and your ROI.
Remember that your walls might need two coats of paint to achieve the best results. Therefore, choosing a mid-grade paint that’s still good quality is the best-case scenario. Another way to save money on paint is by buying one color for several rentals. That way, you don’t have to choose different colors for each property, and you can save money buying paint in bulk.
Choose the Right Finish
Rentals experience higher turnover rates than owner-occupied homes. As such, wear and tear is often more noticeable on your painted surfaces in a rental. As a result, the finish you choose for your paint job can make all the difference. Here are a few different finish options and where to use them in your rental.
- Matte or Flat– This finish option is just how it sounds. It doesn’t offer any shine or gloss factor, making the colors look deeply saturated. That said, it’s not very easy to clean, so it’s best used in a low-traffic area.
- Eggshell– Eggshell finishes have a minimal sheen, making it easy to hide minor imperfections. However, cleaning is also quite challenging, so use it wisely.
- Satin– Satin finishes are a popular option for rental properties. With a soft sheen, this finish is durable and works great for low- or high-traffic areas.
- Semi-gloss– This finish is glossy and easy to clean, making it great for high-traffic areas like the kitchen or bathroom.
- High Gloss– Just as it sounds, high gloss finishes are very shiny and can make a statement in any room. However, if not professionally applied, it can look tacky and unforgiving.
FAQ About Painting a Rental Property
How Often Should You Paint a Rental Property?
There is no universal rule for how often a rental property should be repainted. The right schedule depends on the condition of the walls, quality of the existing paint, tenant turnover, and normal wear and tear. Some properties may benefit from fresh paint every few years, while others may go longer between paint jobs.
Do Landlords Have to Paint Between Tenants?
Not necessarily. Whether repainting is required depends on the property’s condition, the lease, and applicable state and local laws. Cosmetic scuffs or marks don’t always require a full repaint, while deteriorated paint or other property conditions may need to be addressed.
Can a Landlord Paint a Rental Property Themselves?
Landlords can handle some painting projects themselves, but additional requirements may apply to older properties. Work that disturbs painted surfaces in pre-1978 rentals may be subject to federal Lead Renovation, Repair and Painting (RRP) requirements. Property owners should determine which rules apply before beginning a DIY project.
What Is the Best Paint Color for a Rental Property?
Many rental property owners choose neutral colors, such as beige, gray, tan, or cream. Neutral shades can complement a wide range of furniture and décor while making it easier to use the same color throughout a property or across multiple rentals.
What Is the Best Paint Finish for a Rental Property?
The best finish depends on the room and how much wear the surface receives. Satin and semi-gloss finishes can work well in areas that require greater durability and easier cleaning, while matte, flat, or eggshell finishes may be better suited for certain lower-traffic areas.
Should You Hire a Professional to Paint a Rental Property?
It depends on the size and complexity of the project, your painting experience, and how quickly you need the work completed. Hiring a professional may be worthwhile for larger projects or when you want to complete painting efficiently between tenants.
How Can Property Management Help Paint Your Rental?
If you have multiple rental properties, figuring out how to paint them all in a reasonable amount of time can seem extremely stressful. However, if you know that you have a reliable management team on your side to help, you don’t have to worry about any of the small details.
A full-service management team like Bay Property Management Group hires the best vendors for your rental property needs. With our services, you can feel confident that your property will be painted with precision and efficiency. Contact BMG today to learn more about our comprehensive rental management services.
