by michael daigle · 9 Jan 2024Have you been considering freshening up your office space or business with a new coat of paint? Commercial painting projects can get pricey fast, but with some budget-friendly tips you can save hundreds or even thousands of dollars. Painting the interior of a commercial space is no small task, but if you go in with a plan you'll avoid costly surprises and stay within budget. In this article, we'll walk you through how to accurately estimate the cost of your commercial paint job, tips to shave dollars off the total price, and ways to cut corners without sacrificing quality. By the end, you'll feel equipped to get the new look you want for your business without breaking the bank. Let's dive in and start saving!
Set Your Budget Early On
Set your budget early on in the planning process. This will help determine the scope of your commercial painting project and ensure there are no surprises down the road.
Cost Considerations
When determining your budget, factor in things like:
- Square footage. The larger the space, the higher the cost. Get accurate measurements of walls and ceilings.
- Type of paint. Higher quality paints like enamel or epoxy coatings cost more than standard latex or acrylic paints. Consider your needs and how often you repaint.
- Number of coats. Two coats of paint provide better coverage and durability but increase costs.
- Additional services. Things like power washing, priming, trim painting, or touch-ups add to the total price.
- Accessibility. Higher ceilings or awkward angles usually mean additional equipment costs for the painting crew to reach.
Tips to Save Money
Once you set your budget, look for ways to save:
- Get multiple estimates from different contractors to compare. Look for the best value, not just the lowest price.
- Ask about package deals or discounts for bundling additional services. Some companies offer lower rates if you schedule the work during their off-season or slower months.
- Provide your own paint to avoid markup costs. Just make sure the contractor is willing to use it and the color/quality meet your needs.
- Do some of the prep work yourself like patching holes, light sanding, or washing walls. But leave the priming and painting to the professionals.
- Ask if the crew will paint doors, trim, and ceilings the same color as the walls at no extra charge. One color means less time switching between paints.
With some upfront planning, you can get the high-quality commercial painting job you need without going over budget. Sticking to the plan will ensure a successful project that gives you results that last.
Get Multiple Bids From Contractors
When it comes to a big commercial painting job, getting multiple bids from contractors is key to saving money.
Research Local Painters
Do some research on painters in your area that specialize in commercial work. Check their reviews and ratings on sites like Yelp or the Better Business Bureau. See what other businesses they’ve painted and visit if possible. Meet with contractors that seem reputable and discuss the scope of your project.
Get Detailed Bids
Ask each contractor to provide an itemized bid that includes specifics like the number of coats of primer and paint, the brand of paint, the timeline, and total cost. Make sure bids are based on the same details so you can properly compare.
Compare Bids Carefully
Look at the estimates side by side. Lower bids aren’t always better — a contractor may be cutting corners to come in under budget. On the other hand, higher bids don’t necessarily mean higher quality. Look at factors like experience, references, timeline, and materials.
Ask Follow Up Questions
If there are big discrepancies in the bids or you have questions about the details, follow up with the contractors. Ask them to clarify the differences in person or over the phone. Getting all the details will help determine who is offering the fairest price for the level of service.
Negotiate the Best Deal
Once you determine your top choices, speak to them again about the bid. Let them know you’re comparing multiple estimates. See if they’re willing to lower the price or include any extras to win your business. With some negotiation, you may be able to save 10% or more off the initial bid.
Every dollar counts for a commercial painting job. Putting in the work to get multiple detailed bids and negotiate the best deal will help ensure you get a high-quality paint job at a fair price. Your building and budget will thank you!
Factor in Surface Preparation
Surface preparation is one of the most important factors in determining the cost of a commercial painting job. This includes cleaning, patching, sealing, priming and protecting the surfaces to be painted.
Cleaning
Make sure all surfaces are clean before painting. Wash walls to remove grease, grime and loose paint. Scrub any stains and clean up water damage or mold. Wipe away cobwebs in corners and ceilings. Pressure washing can be useful for exterior surfaces. Cleaning adds time and labor costs but ensures good adhesion of the new paint.
Patching and Repairs
Fill any holes, cracks, dents or imperfections in the surface with caulk, putty, plaster or drywall compound. Replace or repair any damaged material. Patching provides a smooth base for painting and prevents flaws from showing through, although it does increase the total job cost.
Priming
For the best results, apply a primer to any bare or porous surfaces before painting, especially for exterior jobs. Primer helps new paint adhere better and provides an even base coat. While adding another step, priming ultimately leads to a higher quality finish and longer lasting results.
Protection
Take appropriate measures to protect adjacent surfaces from drips, spills and overspray. Use drop cloths, tape, shields and masking to cover floors, trim, windows, landscaping, etc. Proper protection prevents damage and limits clean up, saving time and expense. But be prepared for additional charges if extra protection or intensive clean up are required due to the nature of the job.
The condition of the surfaces and the level of preparation required can significantly impact the total cost of a commercial painting project. But quality preparation is worth the investment, resulting in a professional finish and maximum durability. Discuss preparation needs in detail with your painting contractor to develop an accurate budget and schedule for the work.
Consider Timing and Weather Constraints
The time of year and weather conditions play a big role in the overall cost of a commercial paint job. Consider the following factors to save money:
Temperature and humidity
Paint adheres and dries best in warm, dry weather. Colder temperatures and higher humidity will extend the time needed for coats to dry completely, requiring more man hours. Schedule exterior painting between spring and fall when temperatures are moderate and humidity is lower. This will minimize weather-related delays and reduce costs.
Rain and wind
Inclement weather like rain, snow and high winds can damage wet paint and require additional touch ups, adding to expenses. Check the forecast and avoid booking jobs if harsh weather is expected. For multi-day jobs, try to schedule work during a dry spell. If rain does occur, tarps and tents may be needed, increasing costs.
Daylight hours
Longer days allow more actual painting time, so jobs can be completed faster. Take advantage of the extended daylight in spring and summer. More painting time means fewer days onsite, lowering costs.
Availability of painters
Contractor availability and demand for services impacts pricing. The busy season for commercial painters is summer, so you may pay a premium. If your schedule allows it, consider booking in the spring or fall when business is slower and rates may be more negotiable.
Planning a commercial paint job around optimal weather conditions and the painter’s schedule can significantly reduce costs and minimize surprises. Keeping a close eye on the forecast, choosing the right time of year, and avoiding the busiest season for contractors are easy ways to budget smart for your next commercial painting project.
Choose Paints and Coatings Wisely
The paints and coatings you choose can significantly impact the overall cost of a commercial painting project. Here are some tips to save money:
Buy in Bulk
For large commercial spaces, buying paint in 5-gallon buckets or drums can save up to 40% compared to gallon cans. Make sure you calculate how much paint you need for the whole job to avoid having too much left over.
Choose a Lower Sheen
Flat or matte paints are often the most affordable. Eggshell or satin paints provide a subtle sheen for easy cleaning. Glossier paints like semi-gloss are more expensive and not usually needed for commercial spaces.
Consider Primers
For the best coverage in fewer coats, use a primer. Primers seal and prepare the surface, allowing finish paint to adhere better. Although primers add cost upfront, they can save money by reducing the number of topcoats needed.
Buy Stock Colors
Custom colors require special mixing and tinting which costs more. Choosing from stock colors, especially lighter shades of beige, gray and off-white, can save up to 50% compared to custom colors.
Consider Coatings
For high-traffic areas like hallways, coatings provide durable protection at a lower cost than paint. Options like epoxy or polyurethane floor coatings, or wipe-clean wall coatings, resist stains, scratches and frequent washing.
Buy Paint During Sales
Big box stores often run sales offering up to 40% off paints and primers, especially for contractors. Buying during a sale is an easy way to cut costs, as long as you're still choosing a high-quality, commercial-grade product suitable for your needs.
Keeping a close eye on the types of paints, coatings and application tools specified for your commercial painting project can yield substantial savings. Making cost-conscious choices upfront allows more of your budget to go toward the actual labor and work involved, which is where the real transformation happens.
Opt for Simple Color Schemes
When budgeting for a commercial paint job, keep your color palette simple. The more colors you add, the higher the cost.
•Stick to a single color for the walls with white or off-white trim. This minimal approach is budget-friendly and helps create a clean, professional look. Add visual interest with decorative accents like wall art, furnishings, or area rugs.
•Consider shades in the same color family. For example, use varying tints and tones of blue for a cohesive look without the expense of lots of different paint bases and color matching. Keep the number of hues to 3 or less.
•Ask your painter for input on color coordination. Experienced professionals know how to combine hues in a way that flows and avoids a choppy, haphazard appearance. Take their recommendations into account to get the most bang for your buck.
•Reuse paint where possible. If you have leftover paint from a previous job, check that it’s still in good condition and touch up the coverage or color as needed. This eco-friendly strategy can save hundreds of dollars, especially for larger commercial spaces.
•Limit accent walls. Painting just one or two walls in a complementary accent color is an affordable way to create visual interest without raising costs significantly. The remaining walls can be in a more neutral, budget-friendly shade.
•Consider lower-cost paint sheens. Matte, eggshell and satin paints tend to cost less than higher-gloss options like semi-gloss. They provide good coverage and durability for most commercial settings. Save glossier sheens for trim and accent areas only.
Keeping your color scheme minimal and strategic will ensure you get the professional, cohesive look you want without going over budget. Carefully choosing shades, sheens, and the number of colors used can make a big difference in the overall cost of your commercial paint job.
Look Into Rebates and Incentives
Many commercial painting companies offer rebates, discounts and incentives to win your business or encourage you to paint at a certain time of year. Check with local painting contractors and national chains like Sherwin Williams or Benjamin Moore to see what current offers they have available.
- Ask about seasonal specials or package deals. The shoulder months of April/May and September/October often have the best promotions when business slows between the busy summer and winter seasons. You may be able to get 10-30% off or a free upgrade to premium paint.
- See if there are any coupons or promo codes you can use. Many painting companies advertise these on their website, social media pages or in local mailers. Every little bit helps when budgeting for a commercial job.
- Don't forget about rewards programs. Most major paint retailers like Sherwin Williams, Benjamin Moore, PPG Paints and Behr offer rewards members 2-5% back on all purchases which can add up quickly for a big commercial project. Sign up for their free programs to start earning rewards on your paint order.
- Ask your painting contractor about additional incentives they may offer like free touch ups, power washing, or minor drywall repairs. Especially for large commercial jobs, many will provide additional value-added services and perks to win the bid.
- See if you qualify for any commercial rebates, grants or tax incentives for improving your property. Many utility companies, local governments and non-profits offer programs supporting commercial development, building upgrades and "green" improvements like environmentally-friendly paint. Do some research to discover any opportunities you may be missing.
Keeping an eye out for available rebates, discounts and incentives can help significantly reduce the overall cost of a commercial painting project. With some digging, you may uncover offers and programs providing hundreds to thousands of dollars in savings. Every dollar counts, so make sure to explore all options before finalizing your budget.
Reduce Scope Where Possible
When budgeting for a commercial paint job, look for ways to reduce the scope of work where possible. This can significantly cut costs without compromising quality.
Focus on high-impact areas first
Concentrate your budget on painting high-visibility areas like building exteriors, customer-facing interior walls, and hallways. Leave less public areas like storage rooms, utility closets, and stairwells for another time or budget.
Consider selective painting
You don’t necessarily need to paint an entire room or area. Selective painting of accent walls, doors, cabinets or trim can freshen up a space at a lower cost. This works well for interior offices or retail spaces.
Limit the number of colors
Using fewer colors will reduce time, labor and materials. Stick to a cohesive color scheme with subtle variations in tone or shade. For commercial spaces, neutral, professional colors are best. Custom colors also tend to cost more.
Reduce prep work
Where possible, avoid full sanding and priming, especially if painting over an existing coat in good condition. Lightly scuff sanding or deglossing previously painted trim and doors may be sufficient. Patch and spot prime as needed.
Consider DIY for non-essential areas
If you have maintenance staff, see if they are able to paint non-critical areas like storage rooms, utility closets or stairwells. Provide the necessary materials and guidance to ensure quality results. This can save thousands of dollars in professional fees for areas that don’t necessarily require an expert finish.
Save touch-ups for later
Once the main painting work is done, note any areas that need minor touch-ups or repairs. Have your painters return for a final day of touch-ups once you’ve moved furniture and equipment back in place. This avoids paying for full-day rates to complete small fixes.
By focusing your budget where it matters most and reducing the scope of work using these cost-saving techniques, you can cut down on unnecessary expenses for your commercial paint job. The end result will still look polished and professional without breaking the bank.
Review Payment Schedules and Terms
Payment terms are just as important as the actual cost estimate when budgeting for a commercial paint job. Make sure you understand the payment schedule and terms before signing a contract.
Upfront deposit
Most painting contractors will require an upfront deposit, typically around 25-50% of the total cost. This helps ensure you are committed to the work and covers the cost of materials. Just be sure the deposit amount seems reasonable. If it's over 50%, you may want to negotiate.
Progress payments
For large commercial jobs that span several weeks, contractors often require progress payments, like 25% paid when the job is 25% done, 50% paid at the halfway point, and the balance paid upon completion. This helps ensure the contractor has enough capital to continue and complete the work. Make sure progress benchmarks and amounts owed at each stage are clearly outlined in the contract.
Retainage
Some contracts include a retainage, such as 10% of the total cost held for 30-60 days after completion as a guarantee that any necessary touch-ups or fixes are addressed. If retainage is not in the contract but you want that safeguard, you can request to negotiate it into the terms.
Change orders
Discuss how any change orders or additions will be handled. Will they require an upfront payment or be billed at the end? How will pricing for changes be determined? Addressing this ahead of time avoids confusion and conflict later on.
Final payment
The final payment, including any retainage, is usually due upon completion and final walkthrough of the job. Do a careful inspection to ensure all work is done to your satisfaction before making that final payment. Once paid in full, the contract obligations on both sides are complete.
Knowing the payment terms upfront helps you properly budget for a commercial paint job and avoids unexpected costs or confusion. Be sure to get all terms in writing within the contract before work begins. That way you can proceed confidently, with peace of mind about how and when you will be billed for the work.
Final Thoughts
So there you have it, some key tips to keep in mind as you budget for your commercial painting project. Careful planning and cost management from the start will ensure you get quality results without breaking the bank. Do your research, get multiple bids, choose a reputable contractor you trust, and don't be afraid to negotiate the best deal. Focus on what really matters for your business and your bottom line. With the right mindset and practical strategies, you'll end up with a fresh new look that makes customers want to walk through your doors. Staying on budget never felt so good! Now get out there and start painting the town - your way.