Reasonable cost to paint, patch, sand a 10X10 room

Member since 2023 · 18 posts · 9 votes

Hello BP members, I have a SFR rental location in Indianapolis in the Near Westside area. My tenant of 1 year just moved out recently (work transfer), but during the move-out inspection we found that one of the 10X10 bedroom has all four side of the wall covered in screw holes from the time they used it as a computer room (I believe the holes were from the sound deadening foam that they used to attach to the wall) So I was wondering what would seem to be a fairly reasonable cost to be deducted from their Security Deposit for the excessive holes and needing to repaint.

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Sean MacDonald

Lender · Phoenix, AZ · Member since 2024 · 32 posts · 17 votes

If your tenant left the bedroom with all four walls covered in screw holes, you're looking at costs for both patching and repainting. For a 10x10 room, patching all the holes could run about $100 to $200 depending on the extent of the damage and local labor costs. Repainting the entire room would likely add another $300 to $600, so in total, you're looking at a reasonable deduction of around $400 to $800 from the security deposit. It's a good idea to get an estimate from a contractor to back up your deduction and keep everything transparent for the tenant.

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Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
1y
If you do it yourself - zero.

If you have workmen do it- past the cost along to the tenant without markup.

If you have a property manager handling it for you, pass it along to the Tenant at cost of the Workman plus the markup of the property manager, whatever amount that is.

Spackle is cheap, but paint can get costly especially if two coats are required.

I mentioned doing it yourself. If there are a lot of holes they may show through the primer and the paint after they're finished.

You might be able to find a local handyman or painting company that has someone on their staff who is really good at blending things in.

If you're looking for a first class repair, someone like that is as good as gold.

Good Luck!

DIY Tips:

https://www.youtube.com/watch?v=qbupCzSPW9o

https://www.youtube.com/watch?v=PLGmTzEGSIY

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Kevin Sobilo
Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes
1y
@Jackie Liu, unless there are so many screw holes that after filling them it would be better to repaint the whole room it isn't worth charging for.
A certain number of dings are normal wear. So, you are filling holes and dings and touching up paint anyways.
So, each hole takes you maybe 1-2 seconds to fill and a few more seconds to paint since you already have those tools and materials in your hand to deal with normal wear.
You would literally be trying to charge them for 3 minutes of labor and 45 cents of materials in most cases since you are already doing that type of work in that room to begin with.
If the walls were damaged enough to require patches as opposed to just filling small holes or if an entire wall or the room needed to be repainted entirely then I would charge for that.
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Sean MacDonald
Lender · Phoenix, AZ · Member since 2024 · 32 posts · 17 votes
1y
If your tenant left the bedroom with all four walls covered in screw holes, you're looking at costs for both patching and repainting. For a 10x10 room, patching all the holes could run about $100 to $200 depending on the extent of the damage and local labor costs. Repainting the entire room would likely add another $300 to $600, so in total, you're looking at a reasonable deduction of around $400 to $800 from the security deposit. It's a good idea to get an estimate from a contractor to back up your deduction and keep everything transparent for the tenant.
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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
1y
Quote from @Jackie Liu:

Hire someone to patch and paint the walls, then charge the tenant whatever that costs.
If you do the work yourself, you should only charge for materials.
As Kevin points out, you have to determine what is "normal" and what is excessive and chargeable. I only allow a few small nails per wall. If they put large nails or screws in the wall, then it's considered damage and I charge for it. If they put 20 nails in one wall, I'm charging for it.
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Account Closed
Contractor · IN · Member since 2024 · 37 posts · 21 votes
1y
I would second Sean's reply. Depends on the amount of drywall repair but those prices seem about right for this area on turns.
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Michael SmytheBusiness Member
Real Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votes
1y
@Jackie Liu right off the bat, you're making a common mistake!
Yes, the cost matters, but it's more important for an investor to understand how the cost is arrived at!
So, you should be looking to understand the labor and material costs.
Material is usually easier:
Anyone you hire will need: drywall patching materials, sanding blocks & paper, primer, paint and the corresponding paint rollers and brushes.
Labor may depend on level of skill:
How long will it take to prep, patch, sand, prime and paint?
Do you want trim and doors also painted?
Once you know the answers to the questions above, you can better evaluate bids you receive.
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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
1y
You need to determine whether these holes can be patched with spackle or if you need a drywall professionall to retexture the entire room (it might be easier to just do this and get it right the first time).
A lot of drywall companies work with painters or may even have a paint guy on their staff. You're probably talking $500 or a bit more.
If it is really minor, a good handyman will just charge by the hour, so maybe an hour to patch and an hour to paint = $200 (?)
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Matthew Paul
Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
1y
If you hire a contractor , you deduct what the contractor charges . If you do it yourself , you deduct the cost of materials . So its not worth your time to do the work , all you are doing is working for the tenant for free .
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James Mc Ree
Rental Property Investor · Malvern, PA · Member since 2016 · 1k+ posts · 934 votes
1y
I would charge the tenant as it sounds like more than what might be considered normal holes in the walls. As mentioned, there are 2 major approaches: contractor or DIY to resolve.
Contractor: Get bids and charge the tenant what it costs you.
DIY: Tally your materials and labor cost, then charge your tenant. Your labor cost needs to be defined in your lease and can't be more than a reasonable contractor bill. My lease says I get paid $40/hr to do work tenants are supposed to do or fix their damage.
The job sounds easy, especially if you have leftover paint or the paint formula. Spackle the holes. Sand them. Prime the spackle spots. Paint 1 coat of the same color over the walls. This would probably be about $300 in my area to contract out if the walls are otherwise in good shape and there is no trim work.
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