Tenant painted room, I'm scared, sad, what to do?!

Investor · 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.

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Ronan M.Pro Member

Rental Property Investor · Chicago, IL · Member since 2015 · 352 posts · 281 votes

11y

Any color he paints it will probably be better than the way it is now.

Sorry !!!!

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Marc M.
Contractor · Rockville, MD · Member since 2014 · 423 posts · 135 votes
11y
If you think this is scary, wait until the furnace gives out in the middle of winter. No amount of Behr can fix that. :D
2 Reply
Raquel Baranow
OP
Investor · Tucson, AZ · Member since 2013 · 116 posts · 22 votes
11y
There's no problem with the aunt/uncle who signed the lease, they're responsible, nice people. The tenant is kind of eccentric, I like him and as some have said, they don't blame him for painting over the orange, lol.
I think it will work out okay, you guys gave me some good ideas and started me thinking of other solutions, like helping him . . . I have lots of tools and expertise.
Funny story: On another rental, years ago, I painted the house deep pink with purple trim. Women loved it, partying jock guys disliked it. It was student housing. I also have a written clause in all rental agreements: "this is not a party house"! I read it to them and make them agree.
1 Reply
Brian Hunt
Investor · Brazil, IN · Member since 2015 · 24 posts · 33 votes
11y
You never know anyone until you try to get them to move out of your house. Found that out real quick.
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Lorin K.
Tacoma, WA · Member since 2015 · 141 posts · 29 votes
11y
Reminds me of the 1970s. What is done is done. The new paint will need to be inspected before they move out. I don't touch anyone's paint because, one, its not my place, two, Its a waste of money.
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George N.
Investor · Great Falls, MT · Member since 2014 · 163 posts · 132 votes
11y
Gonna have to disagree with the general consensus here. It's only paint? How much would it cost to have the entire place painted professionally? A Lot. And how much do you value days of your time if you do it yourself? I value mine a lot.
That being said I'm surprised how few have pointed out the obvious... Your color choice was a bad business decision and in all honesty most tenants will not like it so on the aesthetics this tenants actions aren't all that surprising and he's probably doing you a favor. Normally I'd be pissed and hit this guy with the entire cost of painting upon his exit unless he painted it back. In this case though, if he choses even remotely neutral colors you'll be indebted to him. You have to ask yourself... would you ever in a million years walk into a new subdivision or apartment complex and come across colors like this? There's a very good reason the answer is no.
You should never have an emotional connection to your units, every decision you make should be a cold hard business decision. When people are too emotionally attached to their rentals they make all kinds of irrational choices and tend to overreact to tenant incidents which are simply a cost of doing business. I think these kinds of landlords are the most likely to "burn out" after a few poorly timed chance instances of tenant issues. Bottom line is your color choices should appeal to the widest range of tenants possible and turn off the fewest possible. Colors chosen should match and not clash with the widest number of potential Tenant furniture. That means neutral colors be definition. When you choose bold colors like that, regardless of your personal preference, you're mathematically limiting your tenant pool which means you're less likely to have the ability to choose between qualified candidates and will experience higher vacancy and lower retention. It's just bad business. Of course, people are free to do whatever they want with their private property but as someone else mentioned I'd recommend limiting artistic expression to a personal residence and keeping business separate.
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Sylvia B.
Rental Property Investor · Douglas County, MO · Member since 2014 · 1k+ posts · 1k+ votes
11y
Originally posted by @Raquel Baranow:

Funny story: On another rental, years ago, I painted the house deep pink with purple trim. Women loved it, partying jock guys disliked it. It was student housing. I also have a written clause in all rental agreements: "this is not a party house"! I read it to them and make them agree.
Pink and purple? Seriously??
2 Reply
Rochelle Wilkinson
Property Manager · Phoenix, MD · Member since 2015 · 79 posts · 60 votes
11y
Originally posted by @Raquel Baranow:

There's no problem with the aunt/uncle who signed the lease, they're responsible, nice people. The tenant is kind of eccentric, I like him and as some have said, they don't blame him for painting over the orange, lol.
I think it will work out okay, you guys gave me some good ideas and started me thinking of other solutions, like helping him . . . I have lots of tools and expertise.
Funny story: On another rental, years ago, I painted the house deep pink with purple trim. Women loved it, partying jock guys disliked it. It was student housing. I also have a written clause in all rental agreements: "this is not a party house"! I read it to them and make them agree.
words that alarm me here are " i like him" " i dont blame him" " i have some good ideas, like helping him" " i have tools and expertise" ..wowzers.. i bet if his car broke down and he said he couldnt get to work and might be late on the rent you would lend him the money to get his car fixed, so he could go to work, to pay you the rent on time,,because you like him.. get your heart out of it and your head in it
1 Reply
Joyce Jones
Contractor · Littleton, CO · Member since 2015 · 1 post · 1 vote
11y
I have a comment on a different note. Did you know when the lease was signed by his Aunt, that her nephew was going to live in it? If so, it should have been stated in the lease with h9s signature that he read the lease.
In my apartment building where I live, a tenant gave keys to her brother, unknown to the landlord. She went to Europe for 3 months w/o telling the landlord. The brother gave the keys to his friend. The friend got drunk one night, broke a bottle and stabbed his buddy. He was ok, but he bled while running down the stairs, apparently he was already in trouble with the police. Needless to say, the other tenants were shocked and very upset with such activity happening in their quant apartment complex. When the landlord was contacted by police, he said that it stated in the lease, "no passing of keys for someone else to live in the apt. w/o telling the landlord, could lead to eviction."
Just like any changes, painting, remodeling, letting others live there without the landlords knowledge, should be in each and every lease.
1 Reply
Lynn McGeein
Real Estate Agent · Virginia Beach, VA · Member since 2012 · 2k+ posts · 1k+ votes
11y
As others have pointed out, if this guy is over 18, he should be screened properly and on the lease if he lives there. If you have restrictions on sub-leasing, your actual tenants, the aunt and uncle, are likely in violation of your lease. Or were they just co-signers for their nephew?
I have one property where the elderly tenant's daughter likes to come over and "improve" things for her mother. I have had some frustrating moments with the daughter, and needed to explain to the mother in very clear terms that she will be held financially responsible for any changes her daughter makes.
Search the threads on here about hardening your rentals (ex., using the same color neutral paint in all your homes, flooring choices, etc.), as it will help you plan easier future turnovers. Neutral colors allow greater flexibility for tenants, and they can add their own color choices with pillows, throws, art work, furniture, etc. Extreme color choices limit your potential tenant pool to those that either like the color or will break the rules to get rid of it, so not sure why you'd want to do that to yourself.
1 Reply
Steve Babiak
Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
11y
No offense intended, but I would say the landlord's choice of colors is what is eccentric here ...
3 Reply
Brian Coble
Los Angeles, CA · Member since 2015 · 17 posts · 6 votes
11y
I would do as stated above charge them for how much paint it would cost to repaint the trim and also your time . I use to charge my hourly rate plus the paint. Always allow them to paint one accent wall to make them feel more at home, but do provide them the paint before they move out if they did a good job with the accent wall, so they can paint it back. I also agree with people saying 3 years they gave you was good! no one and doners.
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Chris Simmons
Real Estate Agent · Owasso, OK · Member since 2014 · 517 posts · 400 votes
11y
To each their own regarding paint colors, and your tenants agreed to lease the place already having seen the paint colors so I guess they were ok with it, or really desperate. You have already gotten advice on recourse, if there will ultimately be any.
All I know is, for orange walls, you need black trim and then it would look good.
GO POKES!
1 Reply
James Pearson
Sherman, TX · Member since 2015 · 37 posts · 14 votes
11y
I would make them renew the lease, for another year and add on to the deposit. You have to cover your *** and profit from your labor.
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James Pearson
Sherman, TX · Member since 2015 · 37 posts · 14 votes
11y
That or charge them now in advance to repaint.
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Franklin Romine
Visalia-Fresno, CA · Member since 2009 · 1k+ posts · 863 votes
11y
I cut the cord to my emotions when it comes to my rentals. I had to do that at property #2 so I could grow to +30 properties.

Frank
5 Reply
Kristen T.
Pittsburgh, PA · Member since 2014 · 16 posts · 6 votes
11y
Definitely a tough situation and I learn lessons each time I have new tenants...I've had some very expensive lessons by now! Sounds like yours isn't awful though just yet. I would first make sure he's on the lease, if it's really only his aunt on it currently, and do a background on him also. And since you said he's already seemingly done a good job and apologized, I would roll with it, but make sure to do it in a way he doesn't think you're a pushover and he's going to get away with everything. This also goes with the getting him on the lease so he can't say "I didn't know" again.
1 Reply
Raquel Baranow
OP
Investor · Tucson, AZ · Member since 2013 · 116 posts · 22 votes
11y
Originally posted by @Rochelle Wilkinson:

I actually let a tenant slide being late so he could get his car fixed.
Okay, question now is: What colors should we choose?
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Kristen T.
Pittsburgh, PA · Member since 2014 · 16 posts · 6 votes
11y
I only do neutral tones because I find that white is actually the hardest and most time consuming to repaint.
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Rochelle Wilkinson
Property Manager · Phoenix, MD · Member since 2015 · 79 posts · 60 votes
11y
Originally posted by @Raquel Baranow:

Originally posted by @Rochelle Wilkinson:
I actually let a tenant slide being late so he could get his car fixed.
Okay, question now is: What colors should we choose?
pick 3 neutral colors, light tan, light grey, and off white.. tell the tenant they have 3 choices if you want them to be happy.. but nothing beyond that.. as far as listening to their problems i too suffered from this in the first years of owning my first business ( a cleaning business).. I would lend my girls money when they were being evicted, or electric was being turned off etc.. i may come as harsh to you but i am really trying to save you some heartache.. people with money problems who mis- manage their money or just barely pay their bills will always have money problems, so while you think you being kind lending them money for their car, next month it will be a new problem and when you stop lending money or giving slack you are automatically a *****.. its a no win situation
1 Reply
Clayton P.
Landlord, Wholesaler and Agent · Newton, NJ · Member since 2013 · 97 posts · 46 votes
11y
You got the right advice with your sheens .. eggshell for your walls, semi-gloss for your trim, and the colors - a light beige or tan, or a white / off-white, etc. It's been said enough but just to reinforce it: Give your tenants a clean slate so they can coordinate their furniture, accent pillows, duvet covers...yadda yadda... the idea is for them to feel invested in the place and dress their belongings to reinforce their idea of home; you just provide the walls.
Out of curiosity how long did it take to rent the pink place?
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Clayton P.
Landlord, Wholesaler and Agent · Newton, NJ · Member since 2013 · 97 posts · 46 votes
11y
Originally posted by @Rochelle Wilkinson:

Originally posted by @Raquel Baranow:
Originally posted by @Rochelle Wilkinson:

unlesssssssss we're making some interest on the moneyyy..... I'll help a friend out for a 12% loan put on paper :)
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Karen MargraveBusiness Member
Moderator
Realtor, General Contractor, and Developer · Redding, CA · Member since 2009 · 7k+ posts · 4k+ votes
11y
@Raquel Baranow WOW! I thought the tenants were the ones that did the orange. I'm sorry, but if you put that color on a rental, it was you that made the mistake, and shouldn't be upset nor surprised that they wanted to change it. That by no stretch of the imagination is a neutral color, and it's way to taste specific for a rental. In the future you might want to stick with much softer toned neutrals (grays, tans, whites) Do you ever watch Property Brothers, Income Property, etc. on HGTV? Check out Houzz, etc. Here's a link that may be useful. Colors to paint a rental You want colors that go with the widest array of furniture color, not so specific that furniture has to be bought to go with the room. Sorry.
3 Reply
Aaron T.
Developer · Aguada, PR · Member since 2014 · 928 posts · 279 votes
11y
I have a rental available and the prospective tenant at a showing asked to repaint all the walls and stain the floors....mind you I just pained the whole property and paid several thousand to refinish the hard wood.
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Deanna R.
Seattle, WA · Member since 2015 · 3 posts · 0 votes
11y
Your first mistake was painting a rental unit a unique colour not everyone will love. Your second mistake is not getting it all in writing regarding modifications to the unit - specifying paint.
Case in point - I LOVE lime green and had a lime green room in a home I am renting out. I let the tenants know they're welcome to choose colors for me to have the room painted or do it themselves, but OK with me first on the color. Otherwise the lease specifies no painting and that all damages or re-paint comes out of the deposit. But that said I really didn't expect tenants to live with a lime green room if they hated it.
I hope they end up being good, long term tenants and next time paint rentals with a neutral color.
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JD MartinBusiness Member
Moderator
Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 17k+ votes
11y
Originally posted by @Franklin Romine:

I cut the cord to my emotions when it comes to my rentals. I had to do that at property #2 so I could grow to +30 properties.

Frank
^^ Exactly. I know it can be hard to do when you feel an "emotional" connection to a house, especially after your sweat equity went into making it nice. You have to get past that. You are providing a commodity to another human being who will have different tastes (hence the reason most LLs paint houses in neutral colors). They will also not live like you, clean like you, treasure the little wall niche like you. I have nice rentals, and I see things all the time that make me think "Why can't they just ____ (fill in the blank)?" Then I remember the automatic payment that showed up in my bank account, and I smile, and appreciate that as long as that payment is on time, and they are not permanently damaging the house, creating a nuisance, or creating legal liabilities for me, I really don't care if they are messy, neat, conservative, liberal, religious, satanic, gay, straight, mixed, artistically challenged, or anything else.
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