Fresh paint for fresh tenant?

Question

Would like to hear what everyone’s opinion on painting every time a tenant moves out for an LTR. It doesn’t “need” new paint but I’m curious if I should get in the habit to paint every time to freshen it up for the next tenant!

Matt Devincenzo · Answer

I touch up as needed with the same paint, or when needed get it color matched. I'm at 5 years on a unit with three turnovers and I may need to start considering redoing a couple walls on the next turn. Most of them like bedrooms are fine and show no wear, but the walls that are most often touched up in the living space are beginning to show a bit too much wear. But I wouldn't anticipate repainting the entire unit every time.

Leo R. · Answer

@Grant Baker it's like any other decision in REI: if the return on investment is good, then I'd do it....if the return is bad, then I wouldn't.

A "return" on investment can take many forms.  The return can be a CoC via higher rent, increased property value, attracting better tenants, attracting more tenant applications, increasing tenant satisfaction & lease renewal--all of which are worth considering...but at the end of the day, if the return on investment isn't good, then what's the point? (though, this logic should not be applied to issues of safety--safety hazards have to be dealt with, no matter how bad the financial return).

When estimating the return, don't forget to factor in not just the money you'll need to invest, but also the time and effort.  For beginning investors (who often have a lot of time, but not much experience or money), time and effort spent improving a property often produces a good return...but once you get to a certain level of experience and net worth, your time and effort become more valuable--at which point, it rarely makes sense to do work yourself, and leveraging other peoples' time and effort begins to make a lot more financial sense...

Good luck out there!

Charles Carillo · Answer

@Grant Baker

It is really on a case-by-case basis. How long have they been in the unit, did they have any pets? Usually, if the unit is in good shape, we will clean, repair any small things, and re-rent. Sometimes we need to paint a room or two, but it is not always required to repaint after every tenant.

Bjorn Ahlblad · Answer

We paint only when needed, also you can brighten up the place by painting the walls a little rough and skip the baseboards and trim if they are fine. We never change colors, makes everything so much easier.

Theresa Harris · Answer

I also only paint if it is needed.  Cleaning the walls and trying a Mr Clean eraser on scuff marks does wonders most of the time.  Keep extra paint on hand if you need to do touch ups to trim.  Fill tiny nail holes as the contrast between the black from the hole and the lighter wall paint is what your eyes notice.  If it is a small dot of white spackle against a light wall, it is less noticeable.

Colleen F. · Answer

@Grant Baker Case by case and even if you repaint skipping ceilings can save you a bunch of time.  Now if you have a smoker regardless if the "smoke outside" you have to repaint everything. Pets you often have to do baseboards.

Ryan Bakerian · Answer

Agreed, case by case basis. Honestly I should learn to paint because I spend a lot on painting it seems... LOL.

Alecia Loveless · Answer

@Grant Baker Many of my tenants are staying several years as the local housing market is extremely tight.

Most of the buildings I have purchased since starting 4 years ago have had inherited tenants and I am starting to see a little bit of turnover with some rent increases and stricter management practices. We are renovating these units which definitely includes painting with our preferred colors.

Kevin Sobilo · Answer

@Grant Baker, I always do touch-ups and then occasionally repaint individual rooms as needed. So, it would be unusual for me to repaint a whole unit unless maybe a tenant was there a very long time.

Zachary Ware · Answer

I would echo the other's comments here to repaint as needed. A lot can be solved with touch-ups of the same paint in-between tenants. If they have been in the unit for a number of years and it needs repainting, then I would move forward with repainting the entire unit.

Fresh paint for fresh tenant?

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