by michael daigle · 9 Jan 2024Table of Contents
Hey there, you savvy rental property owner. So, you’ve decided it’s time for a fresh coat of paint in your units. Not only will new paint spruce up the space, but it will also make those rental dollars keep pouring in. The key is finding that sweet spot between choosing a paint that will withstand the test of tenants and selecting a shade that will appeal to the widest range of renters. Durability and looks. It’s a balancing act. The good news is with some smart planning you can have the best of both worlds. Keep reading to learn tips and tricks for choosing paint colors and finishes that will keep your place looking picture perfect for years to come no matter who comes knocking. By the end of this, you’ll be a pro at painting for rentals. Let’s get started!
Why Painting Is Crucial for Rental Properties
As a landlord, the appearance of your rental property directly impacts your bottom line. Fresh paint is one of the easiest and most cost-effective ways to make a good first impression and keep tenants happy.
When you're considering paint colors, think neutral and durable. Tan, gray and light blue are popular, inoffensive choices that pair well with most decor. Avoid bright colors since they show dirt and stains more easily. For high-traffic areas like hallways and staircases, use a washable paint with a satin or semi-gloss sheen. These provide protection that stands up well to repeated cleanings.
In the kitchen and bathrooms, moisture-resistant paint is a must. Mildew-proof paint contains fungicides to prevent mold and mildew growth in humid areas. When properly ventilated, these specialty paints create a durable finish in wet spaces.
For the exterior, choose a weather-resistant paint specifically designed for outdoor surfaces like siding, stucco and trim. Look for a product with UV protection and fade resistance to maintain an attractive facade for years. Dark, rich colors tend to fade more quickly, so for the best results, stick to medium or light shades.
With the right planning and products, a fresh coat of paint can spruce up your rental, increase appeal to tenants and stand the test of time. Focus on neutral, washable and weather-resistant options for a cost-effective solution that pays off through lower turnover and higher rental rates. Keeping your properties looking their best is worth the investment!
The Importance of Durability When Choosing Paint
When it comes to painting rental properties, durability should be a top priority. The more durable the paint, the longer it will last and the less often you’ll have to repaint. This saves you time, money, and hassle in the long run.
The Importance of Durability When Choosing Paint
Look for paints specifically formulated for high-traffic, high-wear areas like rentals. These are usually labeled as ‘commercial grade’ and contain stronger resin and higher solids to withstand frequent cleaning, scratches, and stains. Some good options are:
- Epoxy or urethane paints: These provide an extremely durable, chemical-resistant finish that stands up well to repeated washing and scrubbing. They do have strong fumes, so ventilation is a must.
- Eggshell or satin sheen: These have a subtle luster that hides minor imperfections in walls and cleans easily. They’re more durable than flat paint but not as shiny as semi-gloss.
- Stain-blocking primers: For the most durability, apply a stain-blocking primer before two coats of your topcoat. The primer prevents stains from bleeding through, especially on ceilings and trim.
When choosing colors, consider how dirt and stains may show. Darker, busier patterns can help conceal marks between tenants. In high-traffic areas, avoid light or bright shades which soil and show stains more readily.
While esthetics matter for rental appeal, if the paint isn’t durable enough to withstand repeated use and cleaning, you’ll be re-doing it far too often. Focus on long-lasting, high-performance products so your rental remains attractive for the long haul. Keeping these factors in mind will help you find the perfect balance between looks and durability.
Esthetically Pleasing Doesn't Have to Mean High Maintenance
When renting out properties, finding the balance between durability and visual appeal can be tricky. As a landlord, you want to choose materials and styles that will withstand tenant turnover and day-to-day living, but you also want the space to be attractive and stylish. The good news is, with some strategic choices, you can have the best of both worlds.
Focus on high-traffic, high-wear areas.
Prioritize durable finishes in places like kitchens, bathrooms, and hallways. Use materials like ceramic tile, stone, and laminate that can handle moisture, scratches, and scuffs. Save the more delicate choices for low-traffic spots like bedrooms or dining rooms.
Choose a neutral color palette.
Stick to versatile hues like grays, taupes, and tans that appeal to most people and provide a blank canvas. Neutral walls also hide signs of wear and tear, reducing the need for frequent touch-ups between tenants. Pops of color can be added through accent pieces like pillows, rugs, and artwork that are easy to swap out.
Consider low-maintenance materials.
Some materials require little upkeep and are resistant to damage. Porcelain tile simulates the look of stone at a lower cost and without the sealing required. Laminate and luxury vinyl planks resemble wood but are highly durable and waterproof. Quartz countertops offer an attractive stone-like finish that’s non-porous and stain-resistant.
Keep styles simple and timeless.
Trendy styles may need updating sooner, while classic and contemporary looks tend to age well. Simple, streamlined furnishings without ornate details also camouflage signs of use better over time. Keeping the style simple and timeless means you can go longer between remodels, even with tenant turnover.
When you take the time to find the right balance of good looks and durability, your rental property can stay attractive and appealing for the long run. Focusing on high-traffic areas, choosing a neutral color palette and low-maintenance materials, and keeping the style classic are all strategies that will serve you - and your tenants - well.
Paint Finish Options: Pros and Cons for Rentals
When deciding on paint for a rental, you need to consider how the finish will hold up to tenants and time. Each option has its benefits and downsides.
Flat paint is your most budget-friendly choice. It hides imperfections well but stains easily and requires frequent touch-ups. For high-traffic or messy areas like kids’ rooms or kitchens, flat paint may not be the most practical.
Eggshell finish is a step up from flat with a soft, velvety sheen. It’s more durable and stain-resistant but still conceals flaws. Eggshell is a popular choice for rentals as it strikes a good balance between function and affordability.
Satin paint has a smooth, silky finish that stands up well to scrubbing and stains. It’s ideal for bathrooms, trim, and doors but may show more imperfections in your walls. Satin costs slightly more but lasts longer.
Semi-gloss is highly durable and moisture-resistant. Great for bathrooms, kitchens and trim, but not the best at hiding flaws. It has a medium-high sheen and the highest price tag. Use it sparingly.
Gloss paint has a high-shine finish, but I do not recommend it for most rentals. It highlights any and all imperfections, scratches easily, and looks cheap if overused. Gloss should only be used for trim, cabinets and doors in moderation.
For the best results in a rental, I would recommend:
- Eggshell or satin paint for walls. They balance durability, stain resistance and affordability.
- Semi-gloss for kitchens, bathrooms, trim and doors where moisture and scrubbing are a concern.
- Limit use of flat paint to low-traffic areas.
- Use gloss paint sparingly, if at all. It simply does not wear well over time.
By choosing the right finish for each area, you’ll get a rental property that looks good and stands up to tenants, all while maximizing your return on investment. The perfect balance of form and function.
Neutral Color Schemes That Still Look Fresh
When choosing a color scheme for your rental property, neutral colors are a safe bet. They provide a clean canvas for tenants to decorate and appeal to the widest range of people. However, neutral doesn’t have to mean boring. There are several neutral color schemes that will still give your place a fresh, stylish feel.
Creamy off-whites
Off-white shades like cream, ivory or linen provide a bright, airy feel without the harshness of bright white. They work well for walls and ceilings and pair nicely with natural wood accents.
Warm grays
Shades of gray have been popular for years, but warm grays with undertones of brown, tan or blue are especially cozy and livable. Consider a warm gray for walls with slightly darker shades for trim and ceilings.
Tans and khakis
Earthy tans, khakis and light browns blend well together and with natural materials like wood and stone. They evoke a sense of organic warmth and work for both contemporary and traditional decors. Pair them with sage green or terra cotta accents for extra depth.
Subtle patterns
Small-scale patterns in neutral tones, such as mini dots, fine stripes, geometric shapes or tone-on-tone textures provide subtle visual interest without overwhelming a space. Use them on walls, ceilings, upholstery or rugs to add depth in an understated way.
Natural materials
Incorporating natural materials is an easy way to warm up a neutral space. Wood, stone, rattan, jute, cotton and linen are stylish yet timeless options. Use them for flooring, countertops, furnishings, artworks or accent pieces. The natural textures will make a neutral room feel cozy and livable.
Keeping your rental property in neutral colors with natural details allows tenants to personalize the space to their taste. At the same time, choosing shades and materials carefully can result in a stylish, welcoming place they’ll be happy to call home.
High-Traffic Areas That Need Extra Durable Paint
When renting out a property, the paint you choose for high-traffic areas like hallways, staircases, and entryways is crucial. These spaces see the most use and abuse, so you need a paint that can stand up to it. At the same time, you want these spaces to still look attractive to renters. It’s a balancing act between durability and esthetics.
Hallways
Hallways are passageways that connect rooms and levels in a home. Since people are frequently walking through, bumping into walls, and touching surfaces, hallways require a durable yet wipeable paint. A satin or eggshell paint with a sheen level around 30-50% is a good option. It has enough gloss to resist stains but not too much shine. Popular, tenant-friendly hues for hallways include warm grays, tans, and off-whites.
Staircases
Staircases experience a lot of traffic and high-impact wear and tear. A durable paint, preferably with a semi-gloss or glossy finish of 50% sheen or higher, is best for staircases. The higher gloss and harder finish prevents scratches, stains, and scrapes. For staircases, avoid dark colors which show more dirt and instead choose light, bright colors or classic wood stains.
Entryways
An entryway is the first space renters see when they walk in, so you want it to make a good first impression. However, it also takes abuse from people brushing against walls, dropping keys, and bumping furniture. A satin or eggshell paint, around 30-50% sheen, provides a sleek look that holds up well to damage. For entryways, neutral but stylish colors like navy, forest green or brick red are popular.
By choosing the right balance of durable yet attractive paints for your high-traffic areas, you’ll keep your property looking fresh and appealing for tenants while minimizing maintenance and wear. Focus on finishes and colors designed to camouflage imperfections so your spaces continue to make a stunning first and lasting impression.
DIY Painting vs Professional Painters for Investment Properties
When it comes to rental properties, finding the right balance between durability and esthetics with your paint choices can be tricky. Do you go for what looks the nicest or for what will last the longest? The answer lies somewhere in the middle.
DIY vs Professional
Painting your investment property yourself can save you money upfront. However, professional painters have the skills and experience to do the job thoroughly and efficiently. They can spot any needed repairs, know the proper techniques for the surface, and will provide a higher quality, longer-lasting finish. For most landlords, the pros far outweigh the cons of hiring professionals.
An experienced painting crew will also work quickly to minimize disruption to your tenants and get the job done in a timely manner. They have all the necessary equipment and can complete the entire job, including any necessary repairs or drywall work, in a fraction of the time it would take an amateur. Their work will also have an expert, polished look that helps make the best first impression on your tenants and ensures the best resale value for your property down the road.
In the end, for most investment property owners, hiring a professional painting contractor is the most strategic option. While it may cost more upfront, it will save you valuable time, provide higher quality results, and last much longer - saving you money in the long run. An attractive, durable paint job is one of the best investments you can make in your rental property.
Does this draft section work? Let me know if you would like me to modify or expand on anything. I aimed for an informal tone in short paragraphs, included related terms and phrases, and emphasized the key points around hiring professional painters for investment properties to achieve maximum durability and appeal. Please provide any feedback on how I can improve for the next section.
Saving on Paint Costs Without Sacrificing Quality
Saving money on paint doesn’t mean sacrificing quality or durability. There are several ways to cut costs without cutting corners.
Buy in Bulk
Purchasing paint in larger quantities, like 5-gallon buckets instead of 1-gallon cans, typically offers the best price per gallon. If you have several rentals, consider buying a few of the same color at once to get an even bigger discount. Just make sure you have enough storage space and that the paint will still be within its shelf life by the time you use it.
Choose a Lower Sheen
Flat or matte paint finishes tend to be cheaper than higher-gloss options like satin or semi-gloss. They also help hide imperfections in walls. For most rental properties, a lower sheen like eggshell or satin provides good durability at a lower cost. Higher sheens do make surfaces easier to clean, so consider your needs.
Buy Stock or Contractor Grades
Contractor-grade or stock paints are more basic, affordable versions of standard paint. They provide good coverage and durability for most needs but may require an additional coat. Compare specs to ensure the contractor grade still meets your requirements before purchasing.
Use Paint Extenders
Adding a paint extender or conditioner allows you to stretch a gallon of paint further without affecting the color or finish. Extenders mix into the paint and thin it out while maintaining hide and durability. They can increase a gallon of paint by up to 50% more coverage for minimal added cost.
Consider Lower-Cost Brands
Comparing different paint brands can turn up good deals. Lesser-known or lower-cost brands often provide similar quality at lower prices, especially for basic neutral shades. Check reviews from other landlords or contractors to determine if the savings are worth it before switching from your tried-and-true brand.
Saving on the costs of materials for your rental business helps keep more money in your pocket while still providing properties that will attract and retain good tenants. With some strategic choices, you can achieve significant savings on paint without sacrificing the quality or appearance. Keeping properties well-maintained at a lower cost means higher long-term returns.
FAQ: Answering Common Painting Rental Property Questions
So you’ve decided to rent out your property, but want to ensure it still looks stylish while standing up to tenant wear and tear. It’s a balancing act, but with some strategic choices, you can have the best of both worlds.
What types of paint should I use?
For durability, choose a paint specifically meant for high-traffic, commercial areas like trim, doors, and hallways. These are typically acrylic or latex paints that can handle repeated cleaning and scrubbing. For accent walls or less frequented rooms, a standard interior acrylic or latex paint in an eggshell or satin sheen should work great and provide good coverage.
How many coats of paint do I need?
Two coats of paint are always better than one for both appearance and durability. The first coat acts as a primer to prepare the surface, while the second coat provides an even finish and richer color. Additional coats may be needed for dark accent colors or when painting over dramatically different existing wall colors.
What colors should I choose?
Neutrals like beige, gray and light blue are always a safe choice for rentals and appeal to the widest range of tenants. However, a few accent walls in bolder hues can add visual interest without overwhelming. Steer clear of unusual or custom mixed colors which may be off-putting to some and harder to cover if you need to repaint.
How often should I repaint?
As a rule of thumb, interior walls and ceilings in rentals should be repainted every 3-5 years to keep them looking fresh, especially in high-traffic areas. Doors and trim may need repainting more often, around every 2-3 years. It’s a good idea to schedule a walk-through with your tenants before lease renewal to check if any areas need a new coat of paint.
With the right choice of paint type, number of coats, and color, you can create a stylish yet hard-wearing look for your rental property. And by repainting at the recommended intervals, your walls will stay looking as good as the day your tenants moved in. Any other questions about the balance of design and durability for your rental? Just ask!
Final Thoughts
So there you have it, a few tips to keep in mind when selecting paint colors and finishes for your rental property. Remember, aim for a balance of durability and looks that will appeal to the widest range of tenants. Don't get too trendy with colors or textures since tastes change quickly. Stick to versatile and timeless shades that make a space feel open and clean. And consider washable paints that can stand up to regular cleaning between tenants. If you take the time to choose smart, hardworking paint options for your rental, your place will stay looking fresh for years to come and your tenants will appreciate living in a space that just feels good.