Tucson, AZ · Member since 2013 · 116 posts · 22 votes
I spent a lot of time fixing up a rental, did all the work myself (with a friend), I considered the paint-job a work of art, apparently the tenant didn't think so, he not only primed the walls but also the trim now I'm worried about the colors and if he will do a good job.
Thing about it is: I specifically said in the lease, "no painting"! But his aunt is the one on the lease. I never met him until I had to go there to winterize the house, clean up etc.
I don't want to make a bad situation worse. Here's a pic of the room. If I had to do it over again, I would have painted one or two shades lighter.
Realtor, General Contractor, and Developer · Redding, CA · Member since 2009 · 7k+ posts · 4k+ votes
10y
It's done. It's just paint. If they're happy with it, and they're leasing it why worry about it? Repaint when they move. Just make it clear, in writing, that from now on "any and all changes to paint, walls, floors, remodeling, etc. must be approved by you IN WRITING, no exceptions" Any changes made without your permissions will be required to be returned to same condition as original, at cost to leasee. (or something to that effect, I'm not a real estate attorney, so you might consult one)
Investor/Landlord · Farmington Hills, MI · Member since 2011 · 1k+ posts · 1k+ votes
10y
Depending upon the wording of your lease you may be able to recover some of the cost of repainting when they leave. If the tenant loves this, stays for 3, 5, or more years, and treats the property well, it may be a moot point when they move out.
Did you paint the room orange, or is that what they did to it?
Haha you beat me to it. I'm curious
Like Jeff said, if it gets the tenant to stay 3,4,5 years because it feels like home to them, then that's like best case scenario. Some pride of "ownership" and maybe they'll treat the place better as a whole. Can't be emotionally attached to your paint job, which is hypocritical of me to say because I'm considering doing some 2-tone scheme at my next turnover (which is really not necessary in a rental, right?)
Real Estate Investor · Plumas county, CA · Member since 2011 · 150 posts · 88 votes
10y
I agree with the above, if it makes them happy and keeps them long term, re painting can be a simple fix. I usually begin with a neutral color, and only at a request will allow a specialty paint color ( i.e. brighter, very very dark, neon, red,orange) to be done at the tenants cost. I also require the paint to be returned to my neutral color when they move.
My only question .... is this young man (Im just assuming he is young) on the lease, or is it just in his aunts name?
Rental Property Investor · Indianapolis, IN · Member since 2014 · 354 posts · 167 votes
10y
@Raquel Baranow I agree with many that have stated - "It's only paint."
Deduct the cost to repaint from the security deposit since the lease specifically said no painting. The aunt and uncle are responsible for the actions of their nephew.
I also agree with others to make sure you follow-up in writing that no redecorating is to occur without written consent from you.
Good luck and don't fret the small stuff. At least they didn't decide to have a camp fire in the middle of the bedroom! That is a true story from one of my tenants and is another story for another time. Paint is cheap!
Developer · Portland, OR · Member since 2014 · 732 posts · 490 votes
10y
It's hard when you put a lot of yourself into getting a place ready and then someone doesn't like it. Beauty is definitely in the eye of the beholder. Also, cantaloupe is a hard color to match with furniture. I bet you'd find that white trim and baseboards with a nice neutral color on the walls will make the place pop. Shows great, tenants love it, and it goes with everything.
At the end of the day it's only paint and it can easily be redone.
Real Estate Investor · Lansdowne, PA · Member since 2013 · 1k+ posts · 656 votes
10y
Painting is something most renters do when they move in. So long as they aren't doing any major changes you shouldn't worry, imo. You might want to make sure that's clearly known to the tenants.
Orange and yellow with a touch of blue trim - I'd say those are an interesting color combo....happy people...
Santa Rosa, CA · Member since 2015 · 191 posts · 75 votes
10y
If it's in primer now, ask what color he intends to paint. They may not have liked the orange, and as you said, you would have done it a few shades lighter yourself. So I think it's a win-win situation. They'll probably go with a neutral color.
If you see a black light laying around, he'll be painting it black...just sayin'.
Investor · Appleton, WI · Member since 2012 · 1k+ posts · 464 votes
10y
What was the color before you painted it? I'm also curious how you came to orange. Primer would be needed for going over that rich of a color. I would do a semi-gloss white on on the trim. Then a neutral color on the walls in an eggshell. Those are lath and plaster walls with imperfections and eggshell makes it look a lot cleaner. Semi-gloss on the walls looks too greasy and the shine brings out imperfections in the finish.
Investor · Twin Cities, MN · Member since 2015 · 130 posts · 111 votes
10y
LOL @Ronan M. I can't tell which color scheme the tenant painted!!
Everyone's comments here are spot on. If it stated no painting in the lease then you are fine. They will repaint it back to how it was when they moved in otherwise pay for it out of their deposit. I can understand how much work goes into doing painting so I hear ya on how stressful it can be when someone else comes in and doesn't care as much as you about color/quality.
Comments are spot on though- if they are painting because they want to make this rental a home, then don't fuss about it now because they could end up staying for years saving you on turnover costs.
Tucson, AZ · Member since 2013 · 116 posts · 22 votes
10y
Thanks again for all your comments. Especially about using eggshell paint rather than semi-gloss (which I like) on the plaster walls.
I hope the tenant stays awhile. Usually they only last two years maximum.
I'll write tenant a nice letter asking what colors they want to paint.
Rent is only $825, very low for the neighborhood, right downtown! Part of the reason I charge so little is it doesn't have central heating/cooling and has outdoor cold-water washer, hang dry.
My mistake not having the plumber add washer drain in the outdoor shed. I also dislike central air/heat. We hardly need heat in Tucson.
So if I have to paint, I'll break even on paint/labor.
I think I'll tell him I'll help paint, then I know it will be a good job.
Property Manager · Phoenix, MD · Member since 2015 · 79 posts · 60 votes
10y
Sorry I'm a landlord and I would have pained it too, but I would have asked first.. do yourself a favor.. remember this is not your home its your business, and if you want an orange do it at YOUR house.. sounds harsh but.. really only like 2 % of the renting population would really want that color.. if you want to be fancy ( meaning not basic white) go for a nice popular tan or grey.. ho hum boring I know.. but orange in 2 tones.. yikes.. I got a headache just looking at a picture.. what were you thinking?
Investor · Brazil, IN · Member since 2015 · 24 posts · 33 votes
10y
The way it works around here is any guest or visitor that comes to the rental home that does any alterations or damage to the home, the person on the lease is liable for it. That being said, you said he wasn't on the lease...if he's living there, you better get him on it. I've ran into this with "professional housing scammers" This is where: Adult 1 and Adult 2 move in, on the lease, then invite mom and dad and their other 2 kids to come live with them, they don't go on the lease. We let it slide, couple months go by and rent stops coming, we tell them to get out(legal steps, of course), they refuse, we have to evict them, they fight the whole way in order to maximize the time they get free housing. When the eviction finally comes through and they leave, guess who stays...that's right, mom and dad and their other 2 kids. They weren't on the lease, therefore weren't on the eviction order. So, now they have squatter's rights and we legally can't remove them from the property without going to court YET AGAIN, to remove them. Lost 4 months income off that property because of that.
Phoenix, AZ · Member since 2015 · 10 posts · 7 votes
10y
I'm from Phoenix, so I understand what you mean about not really needing heat.
However, I struggle to understand why you wouldn't improve the property through adding appliances that would increase the rent from "very low for the neighborhood" to a rate that makes up for the appliance cost, increases property value, and adds profit later.
Would adding the missing appliances be far too expensive to be worthwhile for your time horizon?