The Ins and Outs of Painting a Rental: A Landlord’s Guide

Painting a rental is one of the most common maintenance tasks a landlord will undertake between tenants. A fresh lick of paint can transform a unit, making it look cleaner, more modern, and well-maintained. Given how frequently painting is needed, it’s essential for landlords to understand the basics of paint selection, application methods, and best practices. Making informed decisions about paint types, quality, and timing can help extend the life of your walls and reduce long-term maintenance costs.

Choosing the Right Paint for Your Rental

There are many different paint brands available, but more important than the brand is understanding the different qualities and finishes of paint. Rental a rental property require durable, cost-effective solutions that balance aesthetics with easy maintenance.

Paint Quality: Budget vs. Premium

Budget paints may seem cost-effective upfront, but they often require more coats for full coverage, can wear out fast, and require frequent repaints. Mid-grade paints, on the other hand, offer durability and good coverage without the premium price tag, making them ideal for most painting a rental. High-end paints provide the best longevity and resistance to stains and damage, but they are often unnecessary for standard rental turnover.

Choosing the Right Paint Finish

Flat white paint is best for ceilings since it hides imperfections and is non-reflective. Eggshell finishes work well for living rooms and bedrooms, offering a soft, washable surface. Satin paint is more durable than eggshell, making it ideal for kitchens and bathrooms where some moisture resistance is needed. Gloss or semi-gloss paints are the best choice for trim, doors, and high-traffic areas because they are easy to clean. For porches and floors, landlords should opt for specialty paints designed for those surfaces, ensuring better wear resistance. When repainting cabinets or built-in shelving, enamel-based paints provide the necessary durability.

Painting Techniques: Brushes, Rollers, and Sprayers

The method you use to paint a rental will impact both the quality and speed of the job. Brushes are best for detailed work, trim, and small touch-ups, while rollers are ideal for efficiently painting large wall surfaces while ensuring even coverage. Sprayers allow for quick application over entire units but require more prep work and experience to use effectively.

Best Practices for Efficient Painting

Before painting, prepare the area by removing switch plates, covering furniture, and taping off the edges. If painting over dark colors or stains, using a primer is essential. Multiple thin coats (instead of one thick coat) give you better durability and even coverage. Finally, allow proper drying time—usually 24 hours—before moving furniture back into place.

Budgeting Time and Cost for Painting

Painting a single room typically takes a day or two, depending on the prep work and drying time required. Painting an entire rental property can take several days, particularly if multiple coats are necessary. The cost of painting varies based on factors like room size and paint quality. Expect to spend between $200-$600 per room on paint and supplies if doing it yourself, while hiring professionals will come at a higher price but guarantee efficiency and quality.

DIY vs. Professional Painting

Landlords who paint a rental themselves benefit from cost savings and flexible scheduling. However, DIY painting can be time-consuming and may not always result in the best quality. Hiring professionals ensures a faster turnaround and high-quality finish, but, naturally, it is more expensive. The choice between DIY and professional painting depends on the landlord’s time, experience, and budget.

Repairing Minor Wall Damage Before Painting

Walls should be properly prepped before painting to ensure a smooth finish. Common repairs include filling nail holes and small dents with spackle, patching large holes with drywall compound, and sanding them smooth. Cleaning walls to remove dust, grease, or smoke residue is also crucial to help paint adhere properly.

Addressing Common Wall Issues

Water stains should be treated with a stain-blocking primer before painting to prevent them from showing through. Cracks in drywall should be filled with joint compound and sanded smooth while peeling paint must be scraped and sanded before applying a new coat.

When to Repaint a Rental

A full repaint isn’t always necessary between tenants. If the walls only have minor scuffs or small touch-ups needed, spot painting can save time and money. A full repaint is essential if walls are significantly stained, discolored, or peeling. On average, rentals require a full repaint every 3-5 years, but high-turnover properties may need it more frequently.

Factors That Influence How Often You Should Paint

Smoker-friendly or pet-friendly rentals typically need painting more often due to odors and stains. High-traffic areas like hallways and entryways show wear sooner, requiring more frequent touch-ups. The condition in which tenants leave the property also plays a role—some tenants take better care of walls than others.

Understanding Normal Wear and Tear vs. Damage

It’s important for landlords to distinguish between normal wear and tenant-caused damage. Minor scuff marks, slight fading, and small nail holes are considered normal wear and tear. However, large holes, excessive stains, crayons or markers on walls, or unauthorized paint colors requiring extra labor to restore are considered tenant-caused damage.

Eco-Friendly and Low-VOC Paint Options

Landlords looking for more sustainable choices may want to consider low-VOC (volatile organic compounds) or eco-friendly paints. These options reduce fumes, dry faster, and are safer for tenants with allergies or sensitivities. Some cities and states even offer incentives for using environmentally friendly building materials, including paint.

Benefits of Low-VOC Paints

Low-VOC paints are better for your home’s indoor air quality, reduce environmental impact, and leave less lingering paint odor, making them an excellent choice for rentals.

Let Rent Portland Homes Handle Your Painting Needs

Painting a rental can be time-consuming and labor-intensive. Instead of handling the hassle yourself, let Rent Portland Homes Darla Andrew’s Office take care of it. We specialize in managing Portland’s rental properties, ensuring that every unit looks its best for prospective tenants. Our team can coordinate professional painters, handle repairs, and ensure a flawless finish so you don’t have to lift a finger.

Whether you need a full repaint, minor touch-ups, or assistance with property maintenance, Rent Portland Homes is here to help. Contact us today at (503) 515-3170 for expert property management and hassle-free rental maintenance!