Best Practices for Painting Rental Properties: A Landlord's Guide

So, you’ve decided to freshen up your rental property with a new coat of paint. As a landlord, you know paint can dramatically change a space. The right color and finish can open up a room, hide imperfections, boost curb appeal, and even increase rental value. A poor paint job does the opposite. The key is following best practices so the result looks professional and holds up through tenant turnover.

In this guide, we’ll walk through the essential steps for tackling a painting project at your rental property—from color selection and priming to cutting-in, rolling, and recommended tools. By the end, you’ll feel confident taking on the work yourself or overseeing contractors. The effort pays off when a refreshed space attracts quality tenants and stronger rents. Grab your brush—let’s get started!

Prepping the Property Before Painting

Once you’ve secured good tenants, the last thing you want is turnover due to poor maintenance. One of the simplest ways to keep renters happy is to ensure the interior is freshly and properly painted before move-in.

1. Prepping the Property Before Painting

Start with a full walkthrough and note cracks, holes, or damage that needs repair. Clean walls to remove grease or grime. For best results, fill imperfections with drywall compound or spackle and sand smooth.

Wash walls and ceilings to remove built‑up dirt and stains. Use a degreaser where needed, then rinse with clean water to remove residue. Allow all surfaces to dry completely so the new paint adheres properly.

Protect surfaces: cover floors, windows, doors, trim, and fixtures with painter’s tape and drop cloths. Remove outlet and switch covers and protect openings.

Vacuum and wipe away cobwebs, dust, and debris from corners and edges for a crisp finish. Thorough cleaning is time well spent and yields the best results—tenants will notice your attention to detail.

With prep complete, you’re ready for paint. Choose a high‑quality eggshell or satin finish for washable, durable walls—ideal for rentals. Apply primer for best coverage, especially when shifting from dark to light colors. Roll on at least two coats, allowing each to dry fully between applications.

Take your time on this step. A well‑executed paint job makes a rental far more appealing and helps maintain full occupancy for years.

Choosing the Right Paint for Rentals

For rentals, the right paint is durable, low‑maintenance, and easy to touch up between tenants.

Latex or acrylic paint

For interior walls, latex (acrylic) paint is usually the best choice. It’s water‑based, low‑odor, quick‑drying, and easy to clean up. Two coats typically deliver excellent coverage. Opt for satin or eggshell sheens for a subtle glow that stands up to washing.

Oil-based paint

For trim, doors, and cabinets, oil‑based paint offers a harder, more durable finish that resists marks and scratches. Downsides include stronger fumes and longer dry times. Ensure good ventilation and allow extra time between coats.

Paint and primer in one

Paint‑and‑primer products can save time on previously painted, sound surfaces. For major color changes, stains, or porous substrates like bare wood, use a dedicated primer for best adhesion and uniformity.

Mold-resistant paint

In bathrooms and basements, mold‑resistant coatings are a smart upgrade. These paints include mildewcides that help prevent mold and mildew on walls and ceilings.

Choosing appropriate products may cost more upfront, but the payoff in property condition and tenant satisfaction makes it worth it. The right paint keeps your units looking great for years.

Hiring Professional Painters vs DIY

Many landlords debate whether to hire professionals or do the work themselves. Both approaches can be right—choose based on budget, timeline, and desired finish quality.

Hiring Professionals

Pros bring the tools, techniques, and efficiency to deliver consistent results quickly. They free up your time to focus on other priorities. Expect to pay more—often two to three times DIY costs—but the speed and finish quality can justify the premium.

Doing It Yourself

DIY can save significantly if you have basic skills and time. You control the schedule and process. Remember to account for surface prep, priming, multiple coats, and cleanup. Achieving a truly uniform, professional finish requires the right tools and technique—and you’ll need to handle disposal of leftover materials.

Ultimately, weigh cost, time, and quality for your situation. If budget is tight and you’re hands‑on, DIY can work. If you want high‑quality, durable results with minimal hassle, hiring pros may be the better investment. Either way, ensure expectations are clear: verify licenses and insurance, check references, and specify scope so bids are accurate and outcomes meet tenant expectations.

Paint Colors That Appeal to Tenants

Stick with neutral, broadly appealing palettes to attract the widest range of tenants and simplify touch‑ups.

Warm, Inviting Tones

Shades of beige, tan, and cream create a welcoming feel. Colors like “Oat Porridge,” “Butter Pecan,” or “Vanilla Sugar” are neutral yet cozy—great for living rooms, bedrooms, and entryways.

Versatile Grays

Grays are sophisticated and flexible. Mid‑tones such as “Dove Wing,” “Warm Stone,” or “River Rock” pair well with wood tones and most accents—ideal for living rooms, dining rooms, and dens.

Crisp Whites

White brightens and visually enlarges spaces. If stark white feels cold, choose soft off‑whites like “Creamy,” “Eggshell,” or “Alabaster.” Reserve bright whites for trim, ceilings, kitchens, and baths.

• Avoid very dark, dramatic colors that can make rooms feel cramped and increase touch‑ups.
• Go easy on bold accent walls that may limit tenant décor options.
• Test swatches in the actual room and lighting before committing; daylight shifts color perception.
• Apply two coats of premium eggshell or satin paint; washable, scrubbable formulas resist wear and tear.
• Keep a labeled gallon of each color for quick touch‑ups between tenants.

A neutral, versatile palette keeps units looking fresh, clean, and move‑in ready—supporting strong demand and longer tenancies.

Painting for Wear and Tear in High Traffic Areas

Hallways, staircases, and entryways take a beating. Choose durable, washable paints and smart colors to keep these zones looking sharp.

Washable paint

Select satin, eggshell, or semi‑gloss for added moisture and stain resistance. Washable lines (e.g., Sherwin‑Williams Duration) handle repeated cleaning without dulling.

Darker, neutral hues

Tans, grays, and charcoals help disguise scuffs and fingerprints. Very light colors show dirt quickly and need frequent touch‑ups. Choose a shade a few steps darker than your main living areas.

Extra coats

Add protection with an extra coat of primer and two finish coats. Match primer to the substrate (e.g., drywall primer for gypsum board, masonry primer for block). Let each coat dry fully before the next.

Non-slip additive

For stair treads, mix in a non‑slip additive for traction and safety. Follow package directions for the correct ratio.

Touch up nicks and scratches

Inspect high‑traffic areas regularly and touch up any nicks, scratches, or marks as they appear. Match the paint color and sheen as closely as possible. Prompt touch‑ups help you avoid larger repairs or full repaints later.

With solid prep and the right products, you can create a durable finish in high‑traffic rental spaces that stays fresh for years. Focusing on washable, protective paints, neutral hues, extra coats, and non‑slip additives ensures your work stands up to many tenants.

Using Durable Paint Finishes

In rentals, durable, long‑lasting paint finishes are essential. You want coatings that withstand turnover and still look new. Use the tips below to choose finishes that last.

Go with a satin or eggshell sheen.

Flat paint isn’t robust enough for high‑traffic spaces like living rooms or hallways. Satin or eggshell hides minor imperfections and stands up to cleaning—an excellent all‑purpose choice for most rooms.

Use a washable paint.

In kitchens and bathrooms, pick paints formulated for humidity. Washable or scrubbable options contain resins that improve water resistance and cleanability, holding up better to splatters and steam over time.

Consider a paint and primer in one.

For extra durability and faster coverage, use a paint with built‑in primer on sound, previously painted surfaces. For dark‑to‑light changes, stains, or bare/porous substrates, a separate primer still performs best.

Apply two coats.

Whatever product you choose, apply at least two finish coats. The first seals and covers; the second provides full protection and uniform color. In very high‑traffic zones, consider a third coat.

Use a protective clear topcoat (optional).

For added stain and abrasion resistance, apply two coats of a clear acrylic sealer over the final color. This is especially useful in kitchens, baths, and kids’ rooms.

Following these practices helps your finishes outlast multiple tenancies. Durable, washable paint—optionally topped with a clear sealer—reduces touch‑ups and keeps your property looking fresh.

Painting Between Tenants

Fresh paint between tenants is one of the simplest ways to refresh your property and make a strong first impression.

Clean the walls

Start by removing dirt and debris. Wipe surfaces with a damp cloth to clear dust and cobwebs. Treat stains with a degreaser or stain remover and a non‑marring scrub pad or fine steel wool. Rinse with clean water and allow to dry fully.

Apply a primer

If the walls are in rough shape—or you’re covering stains or shifting from dark to light—apply a primer. It improves adhesion and creates a uniform base. Apply at least one coat and let it dry as directed.

Choose a neutral, durable paint

Select high‑quality paint in a neutral shade such as beige, gray, or off‑white to appeal to the widest audience. A durable, washable satin or semi‑gloss sheen is easiest to clean and most stain‑resistant.

Do trim work first

Paint trim, ceilings, doors, and windows before the walls. Use a brush for edges and corners, then a roller for large areas. Work from the top down for the cleanest results.

Apply at least two coats

Apply a minimum of two coats, allowing proper dry time between them. Two coats deliver even coverage and a more professional, durable finish.

Touch up as needed

After the final coat cures, do a walkthrough to spot‑check for misses, drips, or thin areas. Use a small brush to correct trim, corners, and any blemishes.

A clean space with fresh paint helps your property stand out and attract reliable tenants. The effort you invest between renters pays off in fewer vacancies and stronger applications.

Maintaining Painted Surfaces

After painting, consistent care keeps surfaces looking their best for years.

Regular inspections

Schedule seasonal inspections (every 3–6 months) of walls and trim. Look for water stains, cracks, dents, or holes that need patching. Early fixes are easier—and cheaper—than major repairs.

Wipe away spills and splatters

Encourage tenants to wipe spills, splatters, or drips promptly to prevent staining. For set‑in marks, gentle scrubbing or spot‑painting may be necessary. Providing matched touch‑up paint empowers tenants to handle minor fixes.

Dust and clean

Dust, dirt, and grease collect on doors, trim, and cabinets. Suggest periodic wipe‑downs with an all‑purpose cleaner or degreaser and a microfiber cloth. High‑use areas may need more frequent cleaning.

Re-paint as needed

Even with good care, repainting is inevitable. As a rule of thumb, repaint units every 3–5 years to maintain appeal and protect surfaces. Refresh high‑traffic zones more often—every 1–3 years.

Following these maintenance habits maximizes the lifespan of your paint jobs and keeps units looking great—supporting tenant satisfaction year after year.

Best Practices for Painting Rental Properties FAQs

A fresh coat of paint is one of the most cost‑effective upgrades for attracting quality tenants. Keep these guidelines in mind.

Choose neutral, versatile colors.

Stick with whites, beiges, grays, or light blues. Neutrals appeal to the widest range of tastes and provide a blank canvas for tenant décor.

Use high quality, durable paint.

Opt for products designed for high‑traffic or commercial settings. They resist wear and require fewer touch‑ups. Washable, scrubbable finishes are best for kitchens and baths.

Paint ceiling and trim the same color.

Matching the ceiling to the wall color can make rooms feel larger and more cohesive. Painting trim the same color simplifies touch‑ups; use semi‑gloss on trim for easier cleaning.

Consider repainting after each tenant.

While not always necessary, repainting between tenants ensures a consistently fresh look. At minimum, repair damage and touch up walls and trim.

Hire a professional for the initial painting.

For the first full paint or when extensive repairs are needed, a pro can deliver a thorough, efficient job. You can handle minor touch‑ups between tenancies to control costs.

Provide adequate ventilation.

Ensure airflow and safety during painting. Open windows, use fans, and consider a respirator in tight spaces. Good ventilation helps fumes dissipate and speeds readiness for move‑in.

Following these best practices leads to professional results that appeal to tenants, wear well over time, and simplify your role as a landlord.

Final Thoughts

The formula is simple: neutral, appealing colors; high‑quality, durable products; careful prep; and safe practices. Execute those steps and your property will look its best. Tenants will appreciate a well‑maintained space, and you’ll have the confidence that the job was done right. Now cue the playlist, grab the brushes, and make the place shine—happy painting!