painting costs

Yesterday a painter gave me an estimate of $3450 to paint the interior walls/closets/doors of my 1285 sqft house. $400 for materials, ther rest labor...
I can't afford that. I have 3 walls that do need a full coat, maybe even some kilz to cover some pretty dark marks on white walls.
Will primer, or even 2 coats of paint cover those marks, probably caused by bedframe rubbing :roll: on them?

I am putting this house up for sale. At first glance, the walls don't look too bad (except those 3) but on even a slightly closer look, much touch up is needed. Inspecting them shows the whole house really should be painted to sell, or even for me to move into.

How much is listing it with a "paint" allowance going to take off the potential selling price? If I realistically expect to get $160 in painted condition, do I list it as that and offer a paint allowance, drop $1500 off, or list it at $160, allowance included?

another negative-window replacement will be about $1100. These are double pane with broken seals, moisture between the panes...
ofgift

Edited: 06/26/2010 at 05:58AM

Tim W.

Real Estate Investor · Indiana, Indiana

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Icon_minipost Sep 22 '08, 10:30 PM

Honestly, I've found paint to be a deal maker/breaker when the better half of any couple walks into the house. Ladies don't like walking into a dirty house and new paint gives a clean feeling.

First of all get more bids. Secondly Is it that impossible to paint it yourself? Get a home improvement book at Borders on painting and you can see in 2-3 pages just about all the tips you will need to get it done right. Painting is not the most skilled trade out there and the tools to get a house interior done are relatively cheap. You'll maybe be out 100-200 bucks on pans, rollers, brushes and tarps.

Tim

Edited: 06/26/2010 at 05:58AM

Tom C

Real Estate Investor · Ohio

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Icon_minipost Sep 22 '08, 11:31 PM

Yes.. If you can't do it yourself, look on Craiglist for a cheap handyman in your area. You would be surprised at how bad some people need work right now and how cheap they will work for.

Edited: 06/26/2010 at 05:58AM

Dan Estrada

Real Estate Investor · Bartlett, IL

45 posts

Icon_minipost Sep 23 '08, 12:19 AM

Cosmetic fixes on a house to sell isn't a 1 to 1 ratio item. Skimping on things that help the initial appeal of the house can easily cost you 2 to 3 times the cost to hire it out when it comes to the sale price.

The windows can be saved at a cheaper cost. Window companies can now drill a couple holes iinto the outer window, fill the interior with solution, and seal the holes so the window will dry and clear up internally.

Edited: 06/26/2010 at 05:58AM

Ofgift Gift

· Tucson, Arizona

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Icon_minipost Sep 23 '08, 03:31 AM

Originally posted by Tim Wieneke

I've found paint to be a deal maker/breaker ... Ladies don't like walking into a dirty house and new paint gives a clean feeling. get more bids.

Got 2 more bids this morning, One for $800 that includes labor and materials, not ceilings, doors, door jambs, or closet interiors. A couple of the doors simply need a bath. Others do need paint.
The other was for about $2500.

Secondly Is it that impossible to paint it yourself?
I didn't feel I could do the living room because of the high ceilings, but thought I'd attempt the rest. With this $800 price, I will have him do it.
You'll maybe be out 100-200 bucks on pans, rollers, brushes and tarps.
I have most of the stuff, including tarps, and I do know how to paint. I even have the metal guard things to protect a corner area when cutting the paint onto the other surface. I'm chemically sensitive and short of breath. Using 0 VOC paint, I could do some/most of the painting, but it would take a while. I would have to buy a taller ladder and a few other things, but...
Just met with him and signed the contract. he said he might be able to touch up some of the doors. the closets aren't bad, and I can do them myself if needed.

ofgift

Edited: 06/26/2010 at 05:58AM by Ofgift Gift

Ofgift Gift

· Tucson, Arizona

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Icon_minipost Sep 23 '08, 03:33 AM

Originally posted by Dan Estrada

The windows can be saved at a cheaper cost. Window companies can now drill a couple holes iinto the outer window, fill the interior with solution, and seal the holes so the window will dry and clear up internally.

That's good to know. I will call a few window places and check.
thanks for that. 3 windows are especially bad. Thanks.
Ofgift

Edited: 06/26/2010 at 05:58AM

Tim W.

Real Estate Investor · Indiana, Indiana

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Icon_minipost Sep 23 '08, 12:40 PM

Originally posted by Ofgift Gift

I didn't feel I could do the living room because of the high ceilings, but thought I'd attempt the rest. With this $800 price, I will have him do it.

I'd certainly be paying on completion of the job....but that actually sounds about fair depending on the quality of the paint. In pure time that's probably 40-50% of the job.

Edited: 06/26/2010 at 05:59AM

Ofgift Gift

· Tucson, Arizona

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Icon_minipost Sep 24 '08, 02:16 AM

Originally posted by Ofgift Gift

Originally posted by Dan Estrada
The windows can be saved at a cheaper cost. Window companies can now drill a couple holes iinto the outer window, fill the interior with solution, and seal the holes so the window will dry and clear up internally.

I called several of the largest window places here and none knew what I was talking about. Can you be more specific? Is there a name to this, or something I can google?

Thanks,
ofgift

Edited: 06/26/2010 at 05:59AM

Dan Estrada

Real Estate Investor · Bartlett, IL

45 posts

Icon_minipost Sep 24 '08, 05:16 AM

Google "ccww defogger system" in your area and see what you find. You can also try www.GetTheFogOut.com and look for a local contractor.

Edited: 06/26/2010 at 05:59AM

Ofgift Gift

· Tucson, Arizona

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Icon_minipost Sep 24 '08, 10:59 AM

Thanks, none in the area, of course.
ofgift

Edited: 06/26/2010 at 05:59AM

Jennifer Butler

Residential Real Estate Agent · Utah

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Icon_minipost Sep 24 '08, 11:02 PM

Originally posted by Tim Wieneke

Honestly, I've found paint to be a deal maker/breaker when the better half of any couple walks into the house. Ladies don't like walking into a dirty house and new paint gives a clean feeling.

Tim

I agree with Tim. I wouldn't discount the price of the home instead of painting. Painting can make a world of difference to your potential buyers and effect the amount of time the home sits for sell on the market. It sounds like you are going 'green' with your paint too. That is great. It can be a little more expensive but I think it is worth it, especially where you are chemically sensitive. And by doing a lot of it yourself, you'll save the majority of the cost in labor.

Edited: 06/26/2010 at 05:59AM

Ofgift Gift

· Tucson, Arizona

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Icon_minipost Sep 27 '08, 12:21 AM

The painters came early: yesterday afternoon, rather than next Wed. They went back this AM to finish. I had a chance to see it before they started today. There were a 3 areas that needed redone, and a few places that needed touched up. They filled a few small holes in the sheetrock, and painted 2 other surfaces that were not part of the deal.
He's leaving me over a gallon of paint so I will do the closets, and he's bring me a quart of the paint for the doorjambs at his cost.
I haven't seen it since they quit. I got there as they were finishing up but couldn't go in because of the odor.
It was a good deal, and I will recommend them when I can. Painting all the walls was the correct thing to do.
Now the popcorn ceilings look dirty, where before, they didn't.

On the glass, one man said to find out what company made the windows and buy just replacement glass, NOT new windows. He said it would save a lot of money. I'm working on that now. The thermal inserts I think is what they're called.
ofgift

Edited: 06/26/2010 at 06:00AM