$2,700 to paint 2K sf house reasonable?

Seattle, Washington
General Landlording & Rental Properties
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$2,700 to paint 2K sf house reasonable?

Jack B.
Rental Property Investor · Seattle, WA · Member since 2014 · 1k+ posts · 1k+ votes

Interior paint only. Includes paint, which he estimates to be 8-10 gallons, going from yellow paint to white, will need two coats for sure. It's the old paint from when I bought the place 6 years ago. 

I thought about doing this myself, but it would take me a couple weeks with a friend. This guy can finish in 2-3 days so I can actually get a tenant back in there, the last tenants were rough on the walls. I kept 1.5K of the deposit for this work. The $2,700 is the contractors cash price, and it seems like it's worth it to me, especially including materials. Frees me up to find other investments rather than paint...

Should I hire him? I do want to be clear on the cost and type of paint, double coat, where is being painted, with the contractor in writing though yeah?

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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
3y

This is a very reasonable price. I've paid twice that much for a home of that size.

The DIY Landlord Book4.7247 Reviews
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  • Steven Foster Wilson
    Rental Property Investor · Columbus, OH · Member since 2017 · 3k+ posts · 3k+ votes
    3y
    Quote from @Jack B.:

    Includes paint, which he estimates to be 8-10 gallons, going from yellow paint to white, will need two coats for sure. It's the old paint from when I bought the place 6 years ago. 

    I thought about doing this myself, but it would take me a couple weeks with a friend. This guy can finish in 2-3 days so I can actually get a tenant back in there, the last tenants were rough on the walls. I kept 1.5K of the deposit for this work. The $2,700 is the contractors cash price, and it seems like it's worth it to me, especially including materials. Frees me up to find other investments rather than paint...

    Should I hire him? I do want to be clear on the cost and type of paint, double coat, where is being painted, with the contractor in writing though yeah?


     'I always get multiple quotes. Is this the only estimate you got? I have found #1 it is good to ask if they have pictures of other work that they have done. Sometimes, I will even go to their job they are working on to make sure they do a good job and are not a mess.  #2 It is always good to get a few different estimates, I will find someone on Facebook, a contractor, and a nice company and compare/contrast. #3 I learned this the hard way, always write a contract with the timeline and all this information. I have got burned one too many times now not to do that. 

    4Reply
  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    3y

    Trim and walls both painted can be expensive.

    Ask if the bid is both walls and trim (doors etc..), and decide if the trim needs a re-coat on this turn.

    You might save yourself if just the walls can be done.

    But realize, next turn you may have to do trim.

    1Reply
  • Bill B.
    Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
    3y

    Does it include doors? Ceiling paint/touch up?

    Personally, having lived in Vegas for 25 years. I hate all White Houses. (Vegas has gone from 95% all white down to 80% all white. But mostly because of older houses being repainted by their new owners.) You don’t notice it when you’re there until you see a house with anything else. (We lived in our primary for 10 years before moving in to a home with a softer color on the walls.  it was so relaxing.)

    Try something like D&E Nomadic Taupe. Any kind of soft tan. Should eliminate the need for a second coat and hopefully cut your costs in half. I use the same paint/color on all my houses so all touch ups are perfect. 

    3Reply
  • Jack B.
    OP
    Rental Property Investor · Seattle, WA · Member since 2014 · 1k+ posts · 1k+ votes
    3y
    Quote from @Steven Foster Wilson:
    Quote from @Jack B.:

    Includes paint, which he estimates to be 8-10 gallons, going from yellow paint to white, will need two coats for sure. It's the old paint from when I bought the place 6 years ago. 

    I thought about doing this myself, but it would take me a couple weeks with a friend. This guy can finish in 2-3 days so I can actually get a tenant back in there, the last tenants were rough on the walls. I kept 1.5K of the deposit for this work. The $2,700 is the contractors cash price, and it seems like it's worth it to me, especially including materials. Frees me up to find other investments rather than paint...

    Should I hire him? I do want to be clear on the cost and type of paint, double coat, where is being painted, with the contractor in writing though yeah?


     'I always get multiple quotes. Is this the only estimate you got? I have found #1 it is good to ask if they have pictures of other work that they have done. Sometimes, I will even go to their job they are working on to make sure they do a good job and are not a mess.  #2 It is always good to get a few different estimates, I will find someone on Facebook, a contractor, and a nice company and compare/contrast. #3 I learned this the hard way, always write a contract with the timeline and all this information. I have got burned one too many times now not to do that. 


     I've seen pictures of his work in his craigslist advertisement, also checked reviews on a home improvement site. Can't find him on Yelp or Google reviews but he is licenses and bonded and insured, checked state records.

    0Reply
  • Jack B.
    OP
    Rental Property Investor · Seattle, WA · Member since 2014 · 1k+ posts · 1k+ votes
    3y
    Quote from @Bill B.:

    Does it include doors? Ceiling paint/touch up?

    Personally, having lived in Vegas for 25 years. I hate all White Houses. (Vegas has gone from 95% all white down to 80% all white. But mostly because of older houses being repainted by their new owners.) You don’t notice it when you’re there until you see a house with anything else. (We lived in our primary for 10 years before moving in to a home with a softer color on the walls.  it was so relaxing.)

    Try something like D&E Nomadic Taupe. Any kind of soft tan. Should eliminate the need for a second coat and hopefully cut your costs in half. I use the same paint/color on all my houses so all touch ups are perfect. 


    No doors or ceiling, just walls, with exception to the downstairs (basement) where the ceiling needs some love.
    0Reply
  • Bill B.
    Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
    3y

    How much is the discount for only one coat with the better/off white paint color? Is it around 30-40% off since it’s half the work?


    as mentioned, check trim condition. People see that more than painted walls. 

    0Reply
  • Phillip AustinPro Member
    Property Manager · Denver, CO · Member since 2023 · 236 posts · 204 votes
    3y

    @Jack B. Yes, this is a reasonable quote! 

    However, as others have already mentioned, I would recommend getting 1 or 2 additional quotes just to compare. And yes, you want to confirm what the quote includes (trim, doors, ceiling, walls). It sounds like it's just walls and trim.

    Remember, building materials have skyrocketed over the last 1-2 years so don't expect a similar price to what you paid several years ago.

    2Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    3y

    This is a very reasonable price. I've paid twice that much for a home of that size.

    The DIY Landlord Book4.7247 Reviews
    WebsiteView Page
    5Reply
  • Eliott Elias
    Investor · Austin, TX · Member since 2021 · 9k+ posts · 5k+ votes
    3y

    That's cheap. 

    1Reply
  • David Ramirez
    Investor · Tampa, FL · Member since 2019 · 1k+ posts · 1k+ votes
    3y

    @Jack B. That's a great price for that much sqft

    1Reply
  • Carlos Ptriawan
    Member since 2019 · 7k+ posts · 4k+ votes
    3y
    Quote from @Jack B.:

    Interior paint only. Includes paint, which he estimates to be 8-10 gallons, going from yellow paint to white, will need two coats for sure. It's the old paint from when I bought the place 6 years ago. 

    I thought about doing this myself, but it would take me a couple weeks with a friend. This guy can finish in 2-3 days so I can actually get a tenant back in there, the last tenants were rough on the walls. I kept 1.5K of the deposit for this work. The $2,700 is the contractors cash price, and it seems like it's worth it to me, especially including materials. Frees me up to find other investments rather than paint...

    Should I hire him? I do want to be clear on the cost and type of paint, double coat, where is being painted, with the contractor in writing though yeah?


     too expensive for me

    1Reply
  • John Alosio
    Rental Property Investor · Stroudsburg PA · Member since 2020 · 119 posts · 74 votes
    3y
    Quote from @Jack B.:

    Interior paint only. Includes paint, which he estimates to be 8-10 gallons, going from yellow paint to white, will need two coats for sure. It's the old paint from when I bought the place 6 years ago. 

    I thought about doing this myself, but it would take me a couple weeks with a friend. This guy can finish in 2-3 days so I can actually get a tenant back in there, the last tenants were rough on the walls. I kept 1.5K of the deposit for this work. The $2,700 is the contractors cash price, and it seems like it's worth it to me, especially including materials. Frees me up to find other investments rather than paint...

    Should I hire him? I do want to be clear on the cost and type of paint, double coat, where is being painted, with the contractor in writing though yeah?

     I'm sorry, I couldn't help but notice that you held $1,500 from your tenant's security deposit to repaint your rental. Was there drywall damage? I always thought paint was part of normal wear and tear. You should budget to repaint every 5-7 years on your own dime.

    2Reply
  • Martin M.
    Member since 2021 · 104 posts · 78 votes
    3y

    @Jack B.

    Get 3 price quotes

    Price quotes are market specific. That price would be very cheap in a lot of areas. In my metro it'd be double that.

    The best tip I can give you here, and this is speaking from experience (a bad experience) is this. New white paint doesn't always effectively block out the old yellow paint that you're painting over. What can look yellow can actually contain various undertones, reds etc..

    I'd suggest painting a small section of wall, that sunlight hits directly, with the new white paint. Let that dry for a day or two. Then look at it in the sunlight. Does the yellow still push through the new white paint? If not, you're all set. If it does though, you're probably best to white primer the walls first. Then apply the new white paint. This will probably work better to block the yellow than 2 coats of the white paint. You might not care anyway since it's a rental. Hope this helps.

    Good luck!

    1Reply
  • Jonathan R McLaughlin
    Rental Property Investor · Boston, Massachusetts (MA) · Member since 2016 · 2k+ posts · 2k+ votes
    3y

    Suspiciously low

    3Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    3y

    Sounds low. Make sure he is going to prime any areas that are currently old enamel or oil based before painting with new water based paint...

    1Reply
  • Matthew Paul
    Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
    3y

    Sounds too low to me , should be closer to $4K 

    0Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    3y

    @Jack B. So you're hearing a lot of 'it's too low' comments......you never take the low bid...

    0Reply
  • Bud Gaffney
    Rental Property Investor · Boston, MA · Member since 2019 · 2k+ posts · 1k+ votes
    3y

    @Jack B. Send me his contact please LOL. This is a too good to be true price.

    0Reply
  • Tim Willms
    Homeowner · Sparta, WI · Member since 2023 · 4 posts · 1 vote
    3y

    I had someone in Sparta WI do the outside of my 1700sqft house with materials was $3,400. "Quality wasn't great. I am still working with him to correct some issues" I had this same painter give me a quote for just the trim in the house and it was $2,700. I would say your price is good. If you don't want to spend the money now. Like others have stated, work with the contractor and see where you can cut the cost. Get creative. 

    If it is old pain/oil base. Make sure the contractor knows how to paint over this! Mine is pealing because my contractor didn't understand the correct process. 

    0Reply
  • Robert Ruschak
    Real Estate Broker · IN · Member since 2017 · 70 posts · 12 votes
    3y

    It depends on the scope of work and location. One size DOES NOT fit all

    1Reply
  • John MorganPro Member
    Rental Property Investor · Grand Prairie, TX · Member since 2018 · 2k+ posts · 2k+ votes
    3y

    That’s a great deal!

    0Reply
  • Matthew Paul
    Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
    3y
    Quote from @John Morgan:

    That’s a great deal!


     Until its not 

    1Reply
  • Kenneth GarrettPro Member
    Investor · Florida Panhandle/Illinois · Member since 2016 · 4k+ posts · 3k+ votes
    3y

    @Jack B.

    $2700 just to do the walls??? It would be unusual to not have to do any repairs to the walls at least nail holes. Hope it includes wall repairs. No trim. I think your going to be disappointed after the walls are done and trim and doors don’t look very good. I use Sherwin Williams crushed ice on all my walls. It’s a very light gray and then paint my trim with white trim paint. Actually $2700 seems a little heavy to me without trim and doors.

    I have painted many of my units and houses. It takes a lot of time by yourself, especially if you have a day job. Probably a couple of weeks and that’s with some help.

    0Reply
  • Joehn B.
    Investor · Houston · Member since 2022 · 80 posts · 44 votes
    3y

    is there anything else not in the quote?  what about removing picture nails, prepping and patching tenant holes?  I had a painter (who was good , but a little pricey) but he would not "fix" or prep anything, that all had to be done prior to him painting.

    1Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    3y
    Quote from @Kenneth Garrett:

    @Jack B.

    $2700 just to do the walls??? It would be unusual to not have to do any repairs to the walls at least nail holes. Hope it includes wall repairs. No trim. I think your going to be disappointed after the walls are done and trim and doors don’t look very good.

    I was assuming that 'interior' meant all interior, meaning prep, patch, trim and walls.....

    1Reply
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