by michael daigle · 9 Jan 2024So, you’ve decided to freshen up your rental property with a new coat of paint. As a landlord, you know that paint can make a huge impact on a space. The right color and finish can transform a room, make it feel more spacious, hide imperfections, increase curb appeal, and boost rental value. At the same time, a bad paint job will do the opposite. The key is using the best practices to ensure you end up with a professional result that will stand the test of time and tenant turnover.
In this guide, we’ll walk you through the essential steps to tackle a painting project at your rental property. We’ll cover everything from color selection to priming, techniques for cutting in and rolling, and equipment recommendations. By the end of this, you’ll feel equipped with the knowledge and confidence to take on painting your rental units yourself or oversee contractors to get the job done right. The effort will be well worth it when your refreshed space attracts new tenants and higher rent prices. So grab your brush and let’s get started!
Prepping the Property Before Painting
Once you’ve found good tenants, the last thing you want is for them to move out because the property isn’t well maintained. One of the easiest ways to keep renters happy is by painting the interior before they move in.
1. Prepping the Property Before Painting
First, do a walkthrough of the entire place and note any cracks, holes or damage that need patching and repairing. Clean walls to remove any grease or grime. For the best results, fill in any imperfections with drywall compound or spackle and sand smooth.
Wash the walls and ceiling to remove built up dirt and stains. Use a degreaser if needed. Rinse well with water to remove any remaining residue. Allow all surfaces to dry completely to ensure the new paint adheres properly.
Cover floors, windows, doors, trim, and fixtures with painter’s tape and drop cloths to protect from drips and splatter. Remove outlet and light switch covers before painting and cover the openings.
Vacuum and wipe away cobwebs, dust and debris from corners and edges for a professional finish. Cleaning thoroughly before painting is time well spent and will give you the best results. Your tenants will surely appreciate your attention to detail!
With the prep work done, you’re ready to start painting. Choose a high-quality paint in an eggshell or satin finish, which provides a washable and durable surface perfect for rentals. Apply a primer for the best coverage, especially when going from a dark to light shade. Roll on at least two coats, waiting for each to dry completely between applications.
Take your time with this important first step. When done well, a fresh coat of paint can make a rental property far more attractive to tenants and help ensure full occupancy for years to come.
Choosing the Right Paint for Rentals
When it comes to painting rentals, choosing the right paint is key. You'll want something durable and low-maintenance that can stand up to tenant turnover.
Latex or acrylic paint
For interior walls, latex or acrylic paint is your best bet. It's water-based, so it's low-odor and easy to clean up. It also dries quickly and provides great coverage in just two coats. Look for a satin or eggshell sheen, which has a subtle sheen and stands up well to wiping and washing.
Oil-based paint
For trim, doors, and cabinets, oil-based paint is a good option. It has a harder, more durable finish that's resistant to marks and scratches. The downside is that it has strong fumes and takes longer to dry. Make sure to ventilate and allow extra time between coats.
Paint and primer in one
Using a paint that already has primer mixed in can save you time. For most surfaces, a paint and primer in one product will work great. However, for large color changes or porous surfaces like bare wood, a separate primer is still best.
Mold-resistant paint
In bathrooms and basements, mold-resistant paint is a must. It contains fungicides to prevent mold, mildew, and bacteria growth. For the most protection, use it on walls and ceilings.
Choosing the appropriate paint for your rental property may require an upfront investment, but the long-term benefits to your property value and tenant satisfaction will make it worth the effort. The right paint will help your place shine for years to come!
Hiring Professional Painters vs DIY
Many landlords wrestle with the decision to hire professional painters or take on the painting themselves to save money. There are pros and cons to both options.
Hiring Professionals
Professionals have the proper equipment and experience to do the job efficiently and effectively. They can typically complete the work faster and with higher quality results. Your time is also freed up to focus on other aspects of your business. However, professional painting services are more expensive, often 2-3 times the cost of DIY.
Doing It Yourself
Painting your own rental property may save you a significant amount of money, especially if you have basic painting skills. You have more control over the timeline and process. However, it requires a major time commitment to paint an entire house or building. You need to factor in the time to pick up supplies, properly prepare the surfaces, apply primer and multiple coats of paint. It can be difficult to get an evenly applied, professional-looking finish without the proper technique and tools. You also have to dispose of paint cans, brushes and other waste when done.
In the end, you need to weigh the costs and benefits for your own situation. If cost is the primary concern and you have the time, doing it yourself may make sense. If you want to ensure high quality, long-lasting results and minimize hassles, hiring a professional is probably your best option, even if it costs more upfront. A quality paint job will also help your rental property retain its value over the long run. Think of it as an investment in your property asset.
The most important thing is that the paint job meets the expectations of your tenants. Make sure any painters you hire are properly licensed, insured and have references from other landlords or property managers. Provide plenty of details on the specific work you need done so you get an accurate bid and high quality results. With some diligent research and planning, you can find professional painters that do great work at a fair price.
Paint Colors That Appeal to Tenants
When choosing paint colors for rental properties, stick with neutral, universally appealing shades that will attract the widest range of tenants.
Warm, Inviting Tones
Shades of beige, tan, and cream instantly make a space feel warm and welcoming. Colors like “Oat Porridge”, “Butter Pecan” or “Vanilla Sugar” are neutral but cozy. These hues work well in living rooms, bedrooms and entryways.
Versatile Grays
Grays are sophisticated yet versatile and pair nicely with most decor styles. “Dove Wing”, “Warm Stone” or “River Rock” are popular, mid-tone grays that complement wood tones and most accent colors. Use grays in living rooms, dining rooms and dens.
Crisp Whites
Nothing makes a space feel cleaner or more open than white walls. However, stark white can seem cold for some. Off-whites like “Creamy”, “Eggshell” or “Alabaster” have subtle warmth and dimension. Reserve bright whites for trim, ceilings, kitchens and bathrooms.
• Avoid dark, dramatic colors which can make spaces feel cramped or cavelike.
• Steer clear of bright accent walls which may limit design options for tenants.
• Test different swatches in the actual room before committing to a color. Natural lighting can change how a color appears.
• For the best results, apply two coats of premium paint in an eggshell or satin sheen. Washable, scrubbable paints stand up best to tenant wear and tear.
• Keep a leftover gallon of each color for touch-ups between tenants.
By choosing a neutral, versatile color palette, you’ll appeal to the most tenants and ensure your rental property always looks fresh, clean and move-in ready. Keeping these best practices in mind will serve you well as an investor and help keep good tenants long term.
Painting for Wear and Tear in High Traffic Areas
Painting high-traffic areas like hallways, staircases, and entryways in rental properties requires special consideration. These spaces experience more wear and tear, so choose durable, washable paints that can stand up to frequent use and the occasional scuff or mark.
Washable paint
Use a paint with a satin, eggshell or semi-gloss sheen for the most durable finish. These provide a protective seal that is moisture- and stain-resistant. Washable paint, like Sherwin Williams Duration, is ideal for high-traffic areas. It creates a durable finish that can handle repeated cleaning without fading or damage.
Darker, neutral hues
Stick to darker, neutral colors like tans, grays, and charcoals which help hide marks and stains. White or very light paint shows dirt and marks much more readily and requires frequent touch-ups. Choose a shade a few tones darker than what you might use in lower-traffic living spaces.
Extra coats
Apply at least one extra coat of primer and two coats of paint to high-traffic areas. The additional layers provide more protection and make the finish more durable. Use a primer designed for the wall type like drywall primer on sheetrock walls or concrete primer on concrete block walls. Then apply two coats of your chosen paint color, waiting for each coat to dry completely between applications.
Non-slip additive
For staircases, add a non-slip additive to the paint before applying. These gritty additives provide extra traction to help prevent slips and falls. Follow the directions on the product to determine how much to add for the best results.
Touch up nicks and scratches
Inspect high-traffic areas regularly and touch up any nicks, scratches or marks as needed. Match the paint color and sheen as closely as possible. Touching up damage right away helps prevent the need for more extensive repairs or repainting down the road.
With the proper prep and products, you can create a durable paint finish in high-traffic rental spaces that continues to look fresh for years. Focusing on washable, protective paints, neutral hues, extra coats and non-slip additives will ensure your painting efforts withstand the test of many tenants to come.
Using Durable Paint Finishes
For rental properties, using durable and long-lasting paint finishes is key. As a landlord, you want paint that can stand up to tenant turnover and still look fresh. Consider the following tips for choosing paint that will last.
Go with a satin or eggshell sheen.
Flat paint isn’t durable enough for high-traffic areas like living rooms or hallways. Satin or eggshell provide a subtle sheen that hides imperfections well and stands up to cleaning. They’re a great all-purpose choice for most rooms.
Use a washable paint.
Especially for kitchens and bathrooms, choose a paint specifically meant for high-humidity areas. Washable or scrubbable paint contains resins to make it water-resistant and easy to clean. It will hold up much better to splatters and splashes over the long run.
Consider a paint and primer in one.
For the ultimate in durability, use a paint that contains a built-in primer. The primer helps the paint adhere better to the wall for a longer-lasting finish. These paint and primer combos are especially useful for covering dark colors or imperfections.
Apply two coats.
No matter what paint you choose, for the most durable finish always apply at least two coats. The first coat seals the wall and provides coverage, while the second coat gives full protection. For high-traffic areas, you may even want to consider a third coat.
Use a protective clear topcoat (optional).
For extra durability and stain resistance, apply two coats of a clear acrylic sealer over the final coat of paint. The sealer protects the paint from damage, stains, and scratches. It’s especially useful for kitchens, bathrooms, and kids’ rooms.
Following these best practices will ensure you choose a paint finish that will last through many tenants to come. Durable, washable paint and a protective topcoat can save you from frequent touch-ups, keeping your rental property looking fresh for years.
Painting Between Tenants
Painting between tenants is one of the best ways to freshen up your rental property and make a good first impression on new renters.
Clean the walls
First, clean the walls to remove any dirt or debris. Wipe them down with a damp cloth to get rid of cobwebs and dust. For any stains, use a degreaser or stain remover and scrub gently with an abrasive sponge or steel wool. Rinse well with water and let dry completely.
Apply a primer
If walls are in rough shape, it’s a good idea to apply a primer. A primer helps new paint adhere better and provides an even base coat. Apply at least one coat of primer, waiting for it to dry as directed.
Choose a neutral, durable paint
Select a high-quality paint in a neutral, versatile shade like beige, gray or off-white. Neutral colors appeal to the widest range of renters. A durable, washable paint with a satin or semi-gloss sheen is easiest to clean and most stain-resistant.
Do trim work first
Paint the trim, ceilings, doors and windows before tackling the walls. Use a brush to carefully paint trim, corners and edges. A roller will speed up painting large, open wall areas. Work from the top down for the best results.
Apply at least two coats
Apply at least two coats of paint, waiting for each coat to dry completely between applications. Two coats provide even coverage and the most professional-looking finish.
Touch up as needed
Once the final coat is dry, do a walk-through to check for any spots that need touching up. Use a small brush to touch up trim, corners, and any drips or splatters on the walls or floors.
Fresh paint and a clean space will make your rental property shine and help attract good tenants. Putting in the effort to paint between renters shows you care and will be rewarded with fewer vacancies and higher-quality renters.
Maintaining Painted Surfaces
Once you’ve painted your rental property, maintaining the surfaces properly will help keep it looking fresh for years to come.
Regular inspections
As a landlord, schedule regular inspections of the painted walls and trim, ideally once a season or every 3-6 months. Check for any signs of water damage, cracks, dents or holes that need patching and repair. The sooner you catch any issues, the easier they will be to fix before they become bigger problems.
Wipe away spills and splatters
Ask your tenants to wipe away any spills, splatters or drips on painted surfaces right away to avoid staining. For tough stains that have already set in, you may need to scrub the area or paint over it. Providing touch up paint that matches the original color is helpful for tenants to make minor repairs themselves.
Dust and clean
Dust, dirt and grease can build up on painted trim, doors and cabinets. Ask your tenants to periodically wipe down these areas with an all-purpose cleaner or degreaser and a microfiber cloth to keep the paint fresh. For high-traffic or high-use areas, more frequent cleaning may be needed.
Re-paint as needed
No matter how well you maintain the paint, re-painting will eventually be required. As a general rule of thumb, repaint rental units every 3-5 years to keep the property looking appealing to tenants and to protect the underlying surfaces. Freshen up high-traffic or high-use areas even more frequently, every 1-3 years.
Following these best practices for maintaining your rental property’s painted surfaces will help maximize the lifespan of the paint job and keep your place looking great for tenants, ensuring many years of happy renting.
Best Practices for Painting Rental Properties FAQs
So you’ve decided to paint your rental property. That’s great news! A fresh coat of paint is one of the most cost-effective ways to improve a space and attract quality tenants. However, there are a few best practices you should keep in mind.
Choose neutral, versatile colors.
Stick with shades of white, beige, gray or light blue. Neutral colors appeal to the widest range of people and styles. They also provide a blank canvas for tenants to decorate as they choose.
Use high quality, durable paint.
Invest in paint specifically meant for high-traffic, commercial areas. It will stand up better to wear and tear and require fewer touch-ups between tenants. Washable, scrubbable finishes are best for kitchens and bathrooms.
Paint ceiling and trim the same color.
Matching the ceiling color to the wall color makes a space appear more open and airy. Painting trim the same color also gives a sleek, cohesive look. Use semi-gloss paint on trim for easier cleaning.
Consider repainting after each tenant.
While not always necessary, repainting walls and ceilings in between tenants ensures your property always looks its best. At a minimum, do spot repairs of any damage or marks and touch up trim or accent walls.
Hire a professional for the initial painting.
For the first painting of your investment property or if there are extensive repairs needed, it’s best to hire an experienced painting contractor. They will do the job thoroughly and efficiently, saving you time and hassle. You can then do any required touch-ups yourself between tenants to keep costs down.
Provide adequate ventilation.
Make sure there is enough ventilation, airflow and proper safety equipment when painting. Open windows, use fans and consider wearing a mask, especially in small, enclosed areas. Fresh paint fumes can be overpowering, and you want the space ready for tenants as soon as possible.
Following these best practices for painting your rental property will ensure a professional, high-quality job that appeals to tenants, stands up well over time and makes your life as a landlord easier. A fresh coat of neutral, durable paint can make all the difference in attracting and retaining good tenants.
Final Thoughts
So there you have it, the basics for tackling painting your rental property like a pro. By choosing a neutral and appealing color palette, using high quality and durable paint, properly preparing the surfaces, and taking the necessary safety precautions, you'll end up with a fresh coat of paint that will make your property shine. Your tenants will surely appreciate a well-maintained space, and you'll have the peace of mind knowing the job was done right. Now grab your paintbrush, turn on some tunes, and get to work making your place picture perfect! With some elbow grease and the right techniques, you'll have this project knocked out in no time. Happy painting!