What color do paint your rentals?

Rental Property Investor · Little Rock, AR · Member since 2019 · 21 posts · 9 votes

Hello Bigger Pockets!

I have a three bedroom two bath rental property that is 1147 sq ft and located in Sherwood Arkansas and was built in 1983.

What color should I paint the interior?

It has original hardwood floors and tile in the kitchen with original "crystal" door knobs.

Maybe I'm overthinking it but either way I'm looking for your advice!

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David Mathews

Lake Charles, LA · Member since 2016 · 99 posts · 54 votes

@Walter Lee Bandy Jr I bought my 1st investment property in 2015 and had this same question. I scoured and scoured the web looking for at that time. I now have 8 doors. The colors I settled on and the advise I received seems to be working wonderful for me. There hasn't been a single person not impressed with how well my units have turned out.

Advice I have followed:

Paint all of your units, all rooms in every unit, the same color on the interior. You will always have extra touch up paint on hand if needed between tenants. You never have to worry about matching and it will always be interchangeable between any rental you havle.

Save effort, paint, and money by painting the ceiling with white primer. No paint. I usually do 2 coats of Sherwin Williams Pro Block. Close equivalent to latex kiltz. It covers well, seals, and is a very flat finish.

Primer on the wall I use Sherwin Williams Pro Block and have them tint it (for free) so it is very close to my wall paint color.

The wall color I consistently came across while researching was Sherwin Williams Navajo White so that's what I settled on. Don't let the name fool you. It's not white. More of a light tan. Every potential tenant that looks at my places LOVE it.

For all trim I use Sherwin Williams Pure White. It is a base color that doesn't need to be tinted so you can pick it up and be ready to go at any time. It makes the contrast between wall and trim really look clean! On a couple of my recent rentals I decided to step out of the norm and paint my interior doors black. I had a lot of people tell me NO NO NO!!! LOL But I experimented anyway and it gave my apartments a ver modern appeal. They were believes after that! When paired with black and stainless appliances it looks spectacular! If I knew how to post pics on her I would. You'll notice I used all Sherwin Williams. I have no affiliation with them. I just know its quality paint & I liked the fact they keep all of my color & rental information in the computer. Plus I could call ahead any time to have them mix up what I needed. Also being a landlord I was able to receive quite a discount. You have to ask them about it though.

I hope this helps. Good luck.

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Aaron K.
Specialist · Riverside, CA · Member since 2015 · 6k+ posts · 3k+ votes
6y
Agreeable gray or tolerable tan, sometimes Navajo white/ Swiss coffee.
2 Reply
Walter Lee Bandy Jr
OP
Rental Property Investor · Little Rock, AR · Member since 2019 · 21 posts · 9 votes
6y
@Aaron K.
Thank you very much for your time and advice. I was already leaning towards gray so I wasn't to far off.
0 Reply
John Teachout
Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
6y
Usually something light and neutral. Beiges or grays. Other lighter pastel colors work too. We'll do a kitchen in a light yellow or maybe a blue bedroom, etc.
What helps us to make decisions on colors is what paint we found for cheap somewhere that sorta fits our palette...
1 Reply
Walter Lee Bandy Jr
OP
Rental Property Investor · Little Rock, AR · Member since 2019 · 21 posts · 9 votes
6y
@John Teachout
That is excellent advice and I appreciate your input. Buying cheap makes the most since. Thank you!
0 Reply
David Mathews
Lake Charles, LA · Member since 2016 · 99 posts · 54 votes
6y
@Walter Lee Bandy Jr I bought my 1st investment property in 2015 and had this same question. I scoured and scoured the web looking for at that time. I now have 8 doors. The colors I settled on and the advise I received seems to be working wonderful for me. There hasn't been a single person not impressed with how well my units have turned out.
Advice I have followed:
Paint all of your units, all rooms in every unit, the same color on the interior. You will always have extra touch up paint on hand if needed between tenants. You never have to worry about matching and it will always be interchangeable between any rental you havle.
Save effort, paint, and money by painting the ceiling with white primer. No paint. I usually do 2 coats of Sherwin Williams Pro Block. Close equivalent to latex kiltz. It covers well, seals, and is a very flat finish.
Primer on the wall I use Sherwin Williams Pro Block and have them tint it (for free) so it is very close to my wall paint color.
The wall color I consistently came across while researching was Sherwin Williams Navajo White so that's what I settled on. Don't let the name fool you. It's not white. More of a light tan. Every potential tenant that looks at my places LOVE it.
For all trim I use Sherwin Williams Pure White. It is a base color that doesn't need to be tinted so you can pick it up and be ready to go at any time. It makes the contrast between wall and trim really look clean! On a couple of my recent rentals I decided to step out of the norm and paint my interior doors black. I had a lot of people tell me NO NO NO!!! LOL But I experimented anyway and it gave my apartments a ver modern appeal. They were believes after that! When paired with black and stainless appliances it looks spectacular! If I knew how to post pics on her I would. You'll notice I used all Sherwin Williams. I have no affiliation with them. I just know its quality paint & I liked the fact they keep all of my color & rental information in the computer. Plus I could call ahead any time to have them mix up what I needed. Also being a landlord I was able to receive quite a discount. You have to ask them about it though.
I hope this helps. Good luck.
4 Reply
Walter Lee Bandy Jr
OP
Rental Property Investor · Little Rock, AR · Member since 2019 · 21 posts · 9 votes
6y
@David Mathews
This post was very informative and I appreciate you taking the time to leave such a detailed description of your thought process.
I asked this question because my mentor Rachel Fazio gave me her advice and then told me I should ask all of you!
I literally placed the order before reading your post and decided to go with:
BEHR PREMIUM PLUS 5 gal. #MQ5-23 Intercoastal Gray Flat Low Odor Interior Paint and Primer in One
It was a little pricey, at 117 dollars per 5 gallons, but I believe it is quality paint and I personally like the color.
We shall see if it's a hit or not! Thanks again!
1 Reply
David Mathews
Lake Charles, LA · Member since 2016 · 99 posts · 54 votes
6y
@Walter Lee Bandy Jr om sure it's going to look great. I do like gray. I am currently painting the interior of my home and using a lot of grays.
1 Reply
Account Closed
Member since 2019 · 1k+ posts · 1k+ votes
6y
I use a CIL colour called “touch of grey” but I use Sherwin paint. I get it custom mixed. It’s the lightest grey colour I’ve found that still pops against white trim. It also goes great with my flooring of choice as well as my feature wall scheme that I put in almost all the properties. Find what works and standardize it (as mentioned above). You’ll never regret having 15 units all the same floor, colour, baseboard style, trim colour, door colour, counter top, faucet brand, etc etc ... makes life so much easier
1 Reply
Account Closed
Member since 2019 · 1k+ posts · 1k+ votes
6y
@Walter Lee Bandy Jr
Careful with the P&P in one products, I don’t recommend using them on raw drywall under any circumstances. And they’re quite often THICK, meaning a rookie can leave lap marks pretty easily. They market them to “dummies” or the rookie but don’t make them dummy proof basically.
2 Reply
Walter Lee Bandy Jr
OP
Rental Property Investor · Little Rock, AR · Member since 2019 · 21 posts · 9 votes
6y
@Kris H.
I will definitely pay attention and see if I fall into that dummy category. I hope I do not but this is my first go at it.
I have a professional painter/ drywall repairer doing the work. I was just buying the paint so I didn't get uncharged for it.
If the painter complains I will definitely start buying primer and paint separately.
Thank you very much for your advice and guidance!
1 Reply
Account Closed
Member since 2019 · 1k+ posts · 1k+ votes
6y
@Walter Lee Bandy Jr
Quick tip, a pro will get discounts.. example, I get 50% off when I walk into Sherwin (you can too when they’re running promos!). Getting top quality paint and Home Depot price is pretty rad.
1 Reply
Judy BestPro Member
Investor · Little Rock, AR · Member since 2017 · 81 posts · 62 votes
6y
For our rentals, I always use a color that is close to what it already is to reduce the painting time. Usually a grey or tan. Tell Rachel I said hi!
1 Reply
Pat L.
Rental Property Investor · Upstate, NY · Member since 2012 · 3k+ posts · 3k+ votes
6y
Originally posted by @Aaron K.:
Agreeable gray or tolerable tan, sometimes Navajo white/ Swiss coffee.

My wife swears by those colors & will mix Behr OOP's paint until she gets the right color. In fact one unit we did was from OOP's paint & the kids vacating after a couple of years wanted that same color for their new home.
Another trick we do is color the primer to that of the final paint color.

1 Reply
Walter Lee Bandy Jr
OP
Rental Property Investor · Little Rock, AR · Member since 2019 · 21 posts · 9 votes
6y
@Judy Best
I appreciate you reaching out and giving me some helpful advice with the rest of Bigger Pockets.
I sure will let Rachel know you said hello!
0 Reply
Walter Lee Bandy Jr
OP
Rental Property Investor · Little Rock, AR · Member since 2019 · 21 posts · 9 votes
6y
@Pat L.
I appreciate you reaching out and giving me some solid advice about the primer trick.
That seems obvious but I still hadn't thought of it. Thank you!
0 Reply
Michael Evans
General Contractor · Palm Desert, CA · Member since 2016 · 197 posts · 79 votes
6y
I love the Agreeable Gray for interior walls but I cut it 50% with pure white so it doesn't seem so dark. I use Behr white ceiling paint on ALL ceilings
2 Reply
Walter Lee Bandy Jr
OP
Rental Property Investor · Little Rock, AR · Member since 2019 · 21 posts · 9 votes
6y
@Michael Evans
I appreciate your advice and time.
Also, does everyone use basic white receptacles/ covers? Or due you want them to blend into the paint?
0 Reply
Joshua Tessier
Rental Property Investor · Manchester, NH · Member since 2019 · 186 posts · 156 votes
6y
Definitely white receptacle covers. I use Manchester tan I think it’s a Sherman Williams color or Life at Sea which is a bear color In Premium Plus. Never had any issues with it.
0 Reply
Michael King
Rental Property Investor · Navarre, FL · Member since 2019 · 913 posts · 640 votes
6y
Originally posted by @David Mathews:
@Walter Lee Bandy Jr I bought my 1st investment property in 2015 and had this same question. I scoured and scoured the web looking for at that time. I now have 8 doors. The colors I settled on and the advise I received seems to be working wonderful for me. There hasn't been a single person not impressed with how well my units have turned out.
Advice I have followed:
Paint all of your units, all rooms in every unit, the same color on the interior. You will always have extra touch up paint on hand if needed between tenants. You never have to worry about matching and it will always be interchangeable between any rental you havle.
Save effort, paint, and money by painting the ceiling with white primer. No paint. I usually do 2 coats of Sherwin Williams Pro Block. Close equivalent to latex kiltz. It covers well, seals, and is a very flat finish.
Primer on the wall I use Sherwin Williams Pro Block and have them tint it (for free) so it is very close to my wall paint color.
The wall color I consistently came across while researching was Sherwin Williams Navajo White so that's what I settled on. Don't let the name fool you. It's not white. More of a light tan. Every potential tenant that looks at my places LOVE it.
For all trim I use Sherwin Williams Pure White. It is a base color that doesn't need to be tinted so you can pick it up and be ready to go at any time. It makes the contrast between wall and trim really look clean! On a couple of my recent rentals I decided to step out of the norm and paint my interior doors black. I had a lot of people tell me NO NO NO!!! LOL But I experimented anyway and it gave my apartments a ver modern appeal. They were believes after that! When paired with black and stainless appliances it looks spectacular! If I knew how to post pics on her I would. You'll notice I used all Sherwin Williams. I have no affiliation with them. I just know its quality paint & I liked the fact they keep all of my color & rental information in the computer. Plus I could call ahead any time to have them mix up what I needed. Also being a landlord I was able to receive quite a discount. You have to ask them about it though.
I hope this helps. Good luck.

David this was a sensational post, thank you! I've just forwarded the info to my wife, as she's our CCCC - chief chick in charge of colors.
1 Reply
Josue Vargas
Real Estate Agent · San Antonio, TX · Member since 2017 · 814 posts · 466 votes
6y
? Visit your neighbors with good looking and appealing curb houses.. Other that that, white, beige, light grey, etc. There are so many options! Ask your parents as well..........
0 Reply
Tracey G.
Accountant · Baltimore, MD · Member since 2016 · 74 posts · 29 votes
6y
@Walter Lee Bandy Jr. Sherwin Williams Repose Gray or Tinsmith are great colors. Not too dark but pop real nice against white trim. Repose is more to the beige side, Tinsmith is straight up gray. I used both in my personal home at the recommendation of a Sherwin-Williams color consultant and I get rave reviews. But in a rental you would want to pick one or the other.
1 Reply

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